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Home My WebLink AboutCDC/2011-59 1 2 3 4 5 6 7 RESOLUTION NO.: CDC/2011-59 RESOLUTION OF THE COMMUNITY DEVELOPMENT COMMISSION OF THE CITY OF SAN BERNARDINO TO: 1) APPROVE AND AUTHORIZE THE TRANSMISSION OF THE PRELIMINARY REPORT, INCLUDING THOSE PORTIONS DEALING WITH THE UPTOWN REDEVELOPMENT PROJECT AREA, TO EACH AFFECTED TAXING ENTITY; AND, 2) FORWARD THE DRAFT REDEVELOPMENT PLAN, INCLUDING THOSE PORTIONS DEALING WITH THE UPTOWN REDEVELOPMENT PRO.fECT AREA, TO THE PLANNING COMMISSION OF THE CITY OF SAN BERNARDINO FOR ITS REPORT AND RECOMMENDATION FOR THE MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR THE PROPOSED SAN BERNARDINO MERGED REDEVELOPMENT PROJECT AREA B AND ADDED AREAS. 8 9 10 WHEREAS, the City of San Bernardino, California (the "City"), is a municipal corporation 11 and a charter city duly created and existing pursuant to the Constitution and the laws of the State of 12 California; and 13 WHEREAS, the Community Development Commission of the City of San Bernardino (the 14 "Commission") acts on behalf of the Redevelopment Agency of the City of San Bernardino (the 15 "Agency"); and 16 WHEREAS, the Agency of is a community redevelopment agency duly created, established 17 and authorized to transact business and exercise its powers, all under and pursuant to the California 18 Community Redevelopment Law (the "Law"), codified under Division 24, Part 1 of the California 19 Health and Safety Code Section 33000; and , I ~ , ~ 20 WHEREAS, the merger of project areas are desirable as a matter of public policy if they 21 result in substantial benefit to the public and if they contribute to the revitalization of blighted areas 22 through increased economic vitality of those areas and through increased and improved housing 23 opportunities in or near such areas; and 24 WHEREAS, the Law, Sections 33450 through and including 33458, deals with amending 25 redevelopment project area plans; and 26 WHEREAS, the Law, Sections 33485 through and including 33489, deals with the merger of 27 project areas; and 28 I P:\Agenda~\Resolutions\Re$Oh.llionl\2011\11.21.11 Merger Area B. Prelim Report & Drall: Plao_UplOwn RPA-COC Reso.docx CDC/2011-59 1 WHEREAS, the Agency is interested in merging and amending the State College (adopted 2 in April 1970), Central City West (adopted in February 1976), Northwest (adopted in July 1982), 3 Uptown (adopted in June 1986), Mount Vernon Corridor (adopted in June 1990) and, 40th Street 4 (adopted in July 1990) Redevelopment Project Areas, collectively these redevelopment projects 5 areas are referred to as the Existing Project Areas (the "Existing Project Areas"); for the purposes of 6 adding 629.2 acres of property adjacent to the Existing Project Areas ("Added Area"), merging the 7 Project Areas, and amending certain time and financial limitations; and 8 WHEREAS, the Existing Project Areas and Added Areas collectively are referred to as 9 Merged Area B (the "Merged Area B"); and IO WHEREAS, each of the Existing Project Areas in Merged Area B either currently have or 11 previously had different dates for project area expiration, incurring debt, eminent domain, receiving 12 tax increment and paying debt; and I3 WHEREAS, each of the Existing Project Areas in Merged Area B has different limits on the 14 amount of tax increment that can be received and debt that can be accumulated; and IS WHEREAS, some project areas in Merged Area B: I) do not have sufficient tax increment 16 revenue to assist in financing projects; 2) can no longer incur debt resulting in the Agency's 17 inability to partner with developers that need Agency financial assistance; and 3) are approaching or 18 have approached the cap on tax increment revenues that can be received to assist in needed projects; 19 and 20 WHEREAS, on October 20, 2011, the Redevelopment Committee of the City of San 21 Bernardino (the "Redevelopment Committee") recommended to the Commission: I) approval of 22 the Preliminary Report for the Amended and Restated Redevelopment Plan for Merged Area Band 23 authorize its transmission to affected taxing agencies; and 2) referring the Draft Redevelopment 24 Plan for Merged Area B to the Planning Commission of the City of San Bernardino; and 25 WHEREAS, the Commission has pursuant to a companion action item and Resolution duly 26 approved on this date the Preliminary Report and the Draft Redevelopment Plan for Merged Area B, 27 except for those portions thereof applicable to the Uptown Redevelopment Project Area, and 28 authorized the transmittal of said Report to the affect taxiing agencies, and it is now necessary for 2 P:\AsendasIResolutions\Re!Olutions\2011\11_21_11 Merger Area B. Prelim Repon& DratI: Plao_UptoWll RPA-cOC Rc:sodlx;lI; CDC/2011-59 I the Commission to take a subsequent action related solely to the Uptown Redevelopment Project 2 Area as set forth in this Resolution. 3 NOW, THEREFORE, THE COMMUNITY DEVELOPMENT COMMISSION OF 4 THE CITY OF SAN BERNARDINO DOES HEREBY RESOLVE, DETERMINE AND ORDER, 5 AS FOLLOWS: 6 Section l. The Commission hereby approves the Preliminary Report (the "Report"), 7 including those portions dealing with the Uptown Redevelopment Project Area, to the Amended and 8 Restated Redevelopment Plan for the Merged Area B (the "Plan") and hereby authorizes the Interim 9 Executive Director of the Agency to transmit the Report to each affected taxing entity. 10 Section 2. The Commission hereby refers the Plan, including those portions dealing with 11 the Uptown Redevelopment Project Area, to the Planning Commission of the City of San 12 Bernardino for its report and recommendation on the Plan. 13 Section 3. This Resolution shall take effect from and after its date of adoption by this 14 Commission. 15 /II 16 17 18 19 20 21 22 23 24 25 26 27 28 3 P:\Agcndu\R~lulion1\Re$OlutionsI2011\11.21.11 Merger Aul B - Prelim Repon& Draft PIllJ\_Uptown RPA-cOC Resodoc:x I 2 3 4 S 6 7 8 9 20 21 CDC/2011-59 RESOLUTION OF THE COMMUNITY DEVELOPMENT COMMISSION OF THE CITY OF SAN BERNARDINO TO: I) APPROVE AND AUTHORIZE THE TRANSMISSION OF THE PRELIMINARY REPORT, INCLUDING THOSE PORTIONS DEALING WITH THE UPTOWN REDEVELOPMENT PROJECT AREA, TO EACH AFFECTED TAXING ENTITY; AND, 2) FORWARD THE DRAFT REDEVELOPMENT PLAN, INCLUDING THOSE PORTIONS DEALING WITH THE UPTOWN REDEVELOPMENT PROJECT AREA, TO THE PLANNING COMMISSION OF THE CITY OF SAN BERNARDINO FOR THEIR REPORT AND RECOMMENDATION FOR THE MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR THE PROPOSED SAN BERNARDINO MERGED REDEVELOPMENT PROJECT AREA B AND ADDED AREAS. I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the Community Development Commission of the City of San Bernardino at a ioint regular meeting November, 20 II, by the following vote to wit: Aves x Navs Abstain Absent ---1L x x x x ---1L s~re"'Y~ The foregoing Resolution is hereby approved this eJ..31&!. day of November 22 ,2011. 23 24 2S 26 Approved as to Form: /e.Y>l~ !)~'-<U~ Rikke Van Johnson, ice Chairperson Community Development Commission of the City of San Bernardino 27 28 By: ~g:::;jjf 4 P:\Agendas\Rt'solutions\Resolutions\2011\11.2i-11 Merger Arell B - Prelim Repon &: Draft Plao_Upto\W RPA..cDC Reso,docx 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 CDCj2011-59 EXHIBIT "A" PRELIMINARY PREPORT FOR THE PROPOSED SAN BERNARDINO MERGED REDEVELOPMENT PROJECT AREA B (STATE COLLEGE, CENTRAL CITY WEST, NORTHWEST, UPTOWN, MOUNT VERNON CORRIDOR, 40TII STREET REDEVELOPMENT PROJECT AREAS) AND ADDED AREAS 5 P:\Agendas\Resolutions\Resolutions\2011\ll.21_11 Merger Area B. Prelim Report & Draft Plan_Uptown RPA-CDC Reso_docll 20 21 22 23 24 25 26 27 28 CDC/2011-59 1 2 3 4 5 6 EXHIBIT "8" DRAFT MERGED, AMENDED AND RESTATED REDEVELOPMENT PLAN FOR THE PROPOSED SAN BERNARDINO MERGED REDEVELOPMENT PROJECT AREA B (STATE COLLEGE, CENTRAL CITY WEST, NORTHWEST, UPTOWN, MOUNT VERNON CORRIDOR, 40TH STREET REDEVELOPMENT PROJECT AREAS) AND ADDED AREAS 7 8 9 10 11 12 13 14 15 16 17 18 19 6 P;\Agenda,\Resolulions\Resolulions\2011\11-21-ll Merger Area B. Prelim Report & Draft Plan_Uptown RPA-CDC Reso.docx RSG ROSENOW SPEVACEK GROUP INC. CDC/2011-59 PRELIMINARY REPORT San Bernardino Merged Area B Merger & Amendments ' ~. Also Serving as: REPORT TO STATE DEPARTMENTS (Pursuant to Health and Safety Code Section 33451.5) October 27,2011 CDc/20ll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report TABLE OF CONTENTS INTRODUCTION..................................................................................................................................................1 Overview....................................................................................................................... ...................................1 Amendment to Add Territory ...... .... ........ ........ ..... ................ ......... ......... ......... ...... ............ ....... ... ........... .......1 Amendment to Increase the Tax Increment & Bonded Debt Limitation.......................................................1 Amendment to Extend the Effectiveness and Tenm to Receive Tax Increment by 10 Years ......................2 Amendment to Extend/Re-Instate Eminent Domain ....................................................................................3 Amendment to Add Public Improvement Projects to Merged Plan ..............................................................3 Project Area Merger........................................................................................................................ .............3 Prelimina ry Report Contents....................................................................................................................... .4 Preliminary Report (CRL Sections 33344.5 and 33333.11).........................................................................4 Report To The State Departments (CRL Section 33451.5) .........................................................................5 Merger And Amendment Process .... ............ .... ..... ... .......... ...... ... ...... ................... ......... ......... ... ........... .... .... ....5 Background..................................................................................................................... .................................5 About The City........................................................................................................................... ...................5 About The Agency........................................................................................................................ ................7 Merged Area B ............................................................................................................................... ...............7 Existing Project Areas......................................................................................................................... .........7 Added Areas................................................................................................................ ,................................9 ~ City and Agency Financial capacity .......................................................................................................... 15 SECTION A: DESCRIPTION OF BLIGHT ....................................................................................................... 17 Overview....................................................................................................................... ................................ 17 Merged Area B Demographics...................................................................................................................... 17 Population, Households, and Household Median Income ........................................................................17 Poverty Levels and Unemployment Rates................................................................................................ 19 Education .............................................................................................................................. .................... 20 Definition of Blight .. ... ........... .... ...... ............ ..... ..... ..... ..... ................ .......... .......... ... ..... .......... ...... ... ................ 22 Urbanization.................................................................................................................... .............................. 23 Physical Blight and Economic Blight............................................................................................................. 28 Blight Study Approach and Methodology......................................................................................................29 Other Physical and Economic Research .................................................................................................. 30 Merged Area B physical and economic blight Conditions............................................................................. 30 Physical Blight in Merged Area B.............................................................................................................. 42 Economic Blight in Merged Area B ......................................................................................................... 148 Summary" of Merged Area B Blighting Conditions................................................................................... 192 \----;- SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Conclusion.................................................................................................................... ............................... 193 SECTION B: PROJECTS AND PROGRAMS TO ELIMINATE BLlGHT....................................................... 196 Overview....................................................................................................................... .............................. 196 Projects and Programs.......... ..... .............. ............ ... ........ ...... ....... ...... .................. ....... ....... ........ .... ...... .,..... 197 Economic Development and Infill Development .........................................................................................197 Public Facilities and Infrastructure.... ......... ... ..... ................. .......... ............. ...... ..... ............... ....... ................ 197 Brownfields Revitalization ....... ... ........ ......... ........... ........... ......... ....... ...... ......... ... ...................... ........ .......... 198 Public Transit................. ... ............ ........ .... .............. ......... ... ........... .... ...... ... .... .......... ............ ........ ....... ....... 198 Affordable Housing....................................................................................................................... ............... 198 Program Blight Elimination.................................................................................................................... ...... 198 Necessity of Merger and Amendments and Project Completion ................................................................ 199 SECTION C: PRELIMINARY ASSESSMENT OF THE PROPOSED METHOD OF FINANCING ............... 201 Overview....................................................................................................................... .............................. 201 Proposed Method Of Continuing To Finance Redevelopment ...................................................................201 Property Tax Increment Revenue ...............................................................................................................202 Bonded Debt .. ................ ..... ..... ......................... ............... ............ ... ... ...... ........................ ... .... .............. ...... 202 Lease or Sale of Agency-owned Property ..................................................................................................202 Participation in Development.. ....... ....... ...................... ............ ............. ....... .......... .......... ....... ..... ................ 203 Financial Assistance from the City, County, State, and/or Federal Government ....................................... 203 Other Available Sources ....... ... ........ ............ ........ ... .... ........... .............. ....... ... .......... ........... .... ... ................. 203 Merger and Amendments.................................................................................................................... ........ 204 Merged Area B Time and Financial Limits..................................................................................................204 Existing Project Areas............... ..... ............ ... ..... ............... ... ......... ... ...... ........... .... ...... .......... ..... ............. 204 Added Areas....... ............... ................ ....................... ......... ... ....... ...... ......... .......... .. ... .......... ............... .... 205 Tax increment revenue projections....... ......... ...... ... ........ ......... ...... ....... ... ...... .... ..... ......... ....................... 206 Merged Area B Merger................ ... ... ................................ ..... ... .... .... .............. ........... .... ....... ...... ........ ........ 209 Proposed Cumulative Tax Increment Limit ................................................................................................. 211 Proposed Cumulative Bonded Indebtedness Limit.....................................................................................212 Ten Year Extensions for the state college Project Area ............................................................................. 213 Reasons for the Provision of Tax Increment and Why Private Enterprise or Governmental Action Cannot Reasonably Alleviate Blight ................................................... 214 Why Tax Increment Is Necessary To Address Blight In Merged Area B.................................................... 214 Why City Funding Sources Are Inadequate To Address Blight .................................................................. 215 Why Other Governmental Sources Are Inadequate To Eliminate Blight .................................................... 215 Why Private Enterprise Alone Cannot Eliminate Blight .............................................................................. 216 Iii CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report SECTION D: ADDENDUM TO THE AGENCY'S IMPLEMENTATION PLAN.............................................. 218 Overview......................................................................................................................... ............................ 218 SECTION E: NEIGHBORHOOD IMPACT .................................................................................................... 219 Overview......................................................................................................................... ........................:... 219 Impact on Residents in Merged Area B and Surrounding Area.................................................................. 219 Relocation ................................................................................................................................ ................... 219 Environmental Quality........................................................................................................................ ......... 220 Traffic Circuiation ............................................................................................................................... ......... 220 Community Facilities and Services .............................................................................................................221 School Population and Quality of Education...............................................................................................225 Property Assessments and Taxes ..............................................................................................................226 Relocation of Low- and Moderate-Income Housing.................................................................................... 226 Affordable Housing Units to be Destroyed or Removed .........................................................................227 Projected Displacement of Low- and Moderate-Income Persons and Families ..................................... 227 Number and Location of Replacement Housing ..................................................................................... 227 Number and Location of Low- and Moderate- Income Housing Planned Other than Replacement Housing .................................................................227 Financing Method for Proposed Low- and Moderate- Income Dwelling Units Planned for Construction or Rehabilitation ...............................;......................... 228 Timetable for Provision of Relocation, Rehabilitation, Replacement and Inclusionary.Housing ............ 228 Other Matters Affecting the Physical and Social Quality of the Environment ......................................... 228 SECTION F: DESCRIPTION OF MERGED AREA B BONDS ..................................................................... 229 Overview........................................................................................................................ ............................. 229 2002 Series A Tax Allocation Bonds........................................................................................................... 229 2002 Series A Tax Allocation Refunding Bonds .........................................................................................231 2005 Series A tax allocation revenue Refunding Bonds............................................................................. 232 2005 Series B Tax allocation revenue Refunding Bonds ........................................................................... 233 2010 Series A Tax Allocation Bonds........................................................................................................... 234 2010 Series B Tax Allocation Bonds........................................................................................................... 235 2006 Housing Set Aside Tax Allocation Bonds .......................................................................................... 236 APPENDIX. LIST OF APPENDICES ............................................................................................................ 237 1 - Photographs of Physical and Economic Blighting Conditions ............................................................... 237 2 - Complete List of Code Violation Classifications .................................................................................... 330 3 - Pro Forma Sources and Assumptions ................................................................................................... 332 4 - Tax Increment Revenues....................................................................................................................... 334 5 - Addendum to Implementation Plan........................................................................................................362 r-m a Introduction INTRODUCTION OVERVIEW In accordance with the California Community Redevelopment Law ("CRL") (Health and Safety Code Section 33000 et seq.), the Redevelopment Agency of the City of San Bernardino ("Agency") is proposing various redevelopment plan amendments and the merger of six of the Agency's redevelopment project areas. The six redevelopment project areas under consideration include the State College, Central City West, Northwest, Uptown, Ml. Vernon Corridor, and the 40.h Street redevelopment project areas ("Existing Project Areas"). The Agency is also proposing to add approximately 629.2 acres' in 14 non-contagious sub-areas to the Existing Project Areas ("Added Areas"). The Existing Project Areas and Added Areas are collectively referred to as "Merged Area B" and individually referred to as "Existing Project Areas" and "Added Area." Table i-1 summarizes the proposed merger and redevelopment plan amendments ("Merger and Amendments") under consideration by the Agency and the Mayor and Common Council of the City of San Bernardino ("Mayor and Common Council"). As part of the Merger and Amendments, the Agency is proposing to adopt a single Merged, Amended, and Restated Redevelopment Plan for Merged Area B ("Merged Plan"). IrMhljl1,1I).d~/.I:t"lndments - , 'T ,',. ..., ,-; , >~",' <~,_J'~; , . "'~ ": .:iTllililli1f.1 - -. "'-~ .. .. .---- ... San Bernardino Merged Area B Plan Tax Increment Effectiveness & Bonded lTax Merge Single - Merged, Indebtedness Increment Eminent Add Capital Project Amended & PROJECT AREA Cap Collection Domain Territory Projects Areas Restated Plan State College V ~ V V' V ..J Central City West ..J ..J ..J ..J Northwest ..J ..J ..J ..J ..J Uptown ..J ..J ..J ..J ..J ML Vernon Corridor ..J ..J ..J ..J ..J 40th Street ..J ..J ..J ..J ..J Added Area ..J ..J ..J ..J ..J AMENDMENT TO ADD TERRITORY The CRL allows redevelopment agencies to amend existing redevelopment project areas to add additional territory. The Agency is proposing to add several non-contiguous areas adjacent to the Existing Project Areas in order to utilize the tools of redevelopment to eliminate blighting conditions in these areas. Maps of the Added Areas are included in this Preliminary Report as Exhibits i-2 through i-5. The CRL requires that the Agency undertake the same process to adopt a redevelopment plan for a new project area when an amendment to add territory is pursued. AMENDMENT TO INCREASE THE TAX INCREMENT & BONDED DEBT LIMITATION Section 33354.6(a) of the CRL sets forth that when a redevelopment agency proposes a redevelopment plan amendment to increase the limitation on the number of dollars to be allocated to the project area, or the amount of bonded debt that can be outstanding at anyone time, the agency shall follow the same procedure, and the legislative body is subject to the same restrictions, as when adopting a new redevelopment plan. , The acreage quoted here is approximately 2 acres greater than the acreage outlined in the Added Area Boundary Descriptions as the latter uses approximations for each Added Area. 11 cnC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Furthermore, CRL Section 33354.6(b) specifies that when an agency proposes such amendments, it shall describe and identify the following in the amendment documents: the remaining blight within the project area; the portions, if any, that are no longer blighted; the projects that are required to be completed to eradicate the remaining blight; and the relationship between the costs of those projects and the amount of increase in the limitation on the number of dollars to be allocated to the agency. "The ordinance adopting such an amendment must contain findings that both (1) significant blight remains within the project area and (2) the blight cannot be eliminated without the establishment of additional debt and the increase in the limitation on the number of dollars to be allocated to the redevelopment agency." The Agency is proposing single cumulative limits for both the tax increment revenue limitation and the bonded indebtedness limitation for Merged Area B. Table i-2 illustrates the proposed time, tax increment revenue and bonded indebtedness limitations that will be included in the Merged Plan if adopted by the Mayor and Common Council at a public hearing, assuming a plan effectiveness date of July 17, 2012. Proposed Merged Area B Time & Financial Limitations 16 l Table ;.2 San Bemardino Merged Area B Proposed last Date to Proposed Limit on Effectiveness of Bonded Debt Last Date to Incur Eminent Domain Receive Tax Receiving Tax Project Area Plan limit Debt' Authority Increment Increment Exlstlna Proiect Areas State College. April 27. 2023 Eliminated July 17, 2024 April 27, 2033 Central City West February 17, 2019 Eliminated Expired February 17. 2029 Northwest July 6, 2025 Eliminated July 17,2024 July 6. 2035 $2,800,000,000 Uptown June 18, 2027 Eliminated July 17, 2024 June 18, 2037 Mount Vernon Corridor June 25, 2031 Eliminated July 17, 2024 June 25, 2041 40th Street ~~g;,~t2~,_2~~.o_ _ _ Jau!'y _1~'}E~0__ __~l!!t~7.:.~03~__ -'~Ull~S! !O,; :0_4~ ~ NfA ____a___________a _____a____ Pro Dosed Added Areas Added Area A July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area B July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area C July 17, 2042 July 17, 2032 July 17,2024 July 1t,-2057 Added Area 0 July 17, 2042 $461,000,000 July 17, 2032 July 17, 2024 July 17, 2057 Added Area E July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area F July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area G July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 NfA Added Area H July 17,2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area I July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area J July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area K July 17, 2042 July 17, 2032 July 17, 2024 July 17,2057 Added Area L July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area M July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area N July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 I Umdsassume . July 17, 2012eff<<tlW~ssdelefo,fhe~rpedAreaBPlan 2LlmdallOfJse,.uilldir;etedforeachconstdllll'flfProjectArea J Time hmds to incu'~b1_" e~mintlted fIlmuant to JJJJJ 6(e}(2J/BJ folloWlflg Me en.ctment 01 SB 2' 1 (Chapt", 741, Slatules or 20011 in 2002 ., Effectiwtlftu o( alan dalaand /he 1151 d;Jl. to receive ta_ mcrement are Ihtl tlIOW orooosed dalu. ""/'Sua1l( to tQ-ve., tlxttlnSlOfl Soun::e.Pro ctSumm. Chtlrts - Sen Bern.rdino EDA AMENDMENT TO EXTEND THE EFFECTIVENESS AND TERM TO RECEIVE TAX INCREMENT BY 10 YEARS The Agency wishes to pursue the extension of the effectiveness of the State College Project Area, which will reach its effectiveness time limit in 2013. Once the effectiveness limit is reached, implementation activities (except for inclusionary housing) within the State College Project Area must cease and funds can only be spent on administering debt associated with the State College Project Area. Therefore, the Agency wishes to pursue the 10-year amendment to extend the effectiveness and time period to receive tax increment for the State College Project Area. This amendment will further the Agency's ability to financially support needed redevelopment projects and programs in Merged Area B. Table i-2 depicts the proposed effectiveness and tax increment revenue time limijations in the State College Project Area. 12 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Pursuant to CRL Section 33333.10, the Mayor and Common Council must make findings that significant blight remains in the State College Project Area that cannot be eliminated without extending the effectiveness of the redevelopment plan and the time limit to receive tax increment. The 1 O-year amendment would require the Agency to follow the same procedure required to adopt a new redevelopment project, and adhere to the additional requirements prescribed by the CRL to complete this particular type of amendment. Significant blight does not have to be prevalent throughout the Project Area, though tax increment may only be spent in areas where blighting conditions are identified or where non-blighted parcels are deemed necessary and essential. This requirement for spending tax increment generated in the project area in this restricted manner commences only after the original effectiveness limit has expired. An important outcome of the 1 O-year amendment is the requirement that commencing the first fiscal year after the amendment is adopted, a total of 30 percent ("%") (a 10% increase) of the tax increment revenue received from the State College Project Area must be deposited into the Agency's Low and Moderate Income Housing Fund ("Housing Fund"). The requirement limiting where funds may be spent after the 10-year amendment does not include expenditures from the Housing Fund. Additionally, the CRL contains a list of other requirements that must be met for the Agency to extend the effectiveness and tax increment time limitations for the State College Project Area. The Mayor and Common Council must not only make the required findings of blight noted above, but prior to the Mayor and Common Council's consideration of the amendment ordinance, the Agency must adopt a resolution that makes the following findings: . The community has an adopted housing element certified by the Department of Housing and Community Development; . The Agency has not been in major violation of the State Controller's annual reporting for the past three fiscal years; and . The Agency has written a request to and received a response from the State Department of Housing and Community Development stating that the Agency does not have an excess surplus in its Housing Fund. AMENDMENT TO EXTEND/RE-INSTATE EMINENT DOMAIN The Agency is proposing the extension or re-instatement of eminent domain authority in the State College, Northwest, Uptown, Mt. Vernon Corridor, and the 40lh Street redevelopment project areas as part of the merger and amendment process. The CRL requires that the following findings be made in connection with these amendments: 1. Identify significant blight remaining in the subject Project Areas (CRL Section 33333.4(g)(2)(A)); and 2. Describe how this blight cannot be eliminated without the use of eminent domain (CRL Section 33333.4(g) (2) (B)). The Agency also seeks to retain the power of eminent domain, pursuant to CRL requirements, in the Added Areas. AMENDMENT TO ADD PUBLIC IMPROVEMENT PROJECTS TO MERGED PLAN Under Section 33354.6 of the CRL, the legislative body may amend a redevelopment plan to add significant capital improvement projects as determined by the Agency. To add such capital improvement projects, an agency must follow the same procedures as if it were adopting a new redevelopment plan. The Agency is both amending the capital project lists for the individual Existing Project Areas into one merged list, as well as adding new capital projects for Merged Area B. PROJECT AREA MERGER Section 33485 of the CRL states that "Mergers of project areas are desirable as a matter of public policy if they result in substantial benefit to the public and if they contribute to the revitalization of blighted areas through the increased economic vitality of those areas and through increased and improved housing opportunities in or near such areas." Furthermore, Section 33486 of the CRL states that project areas may be 13 cnC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report merged, without regard to contiguity of the areas, by the amendment of each affected redevelopment plan as provided in Section 33450 of the CRL. Before adopting the ordinance amending each affected redevelopment plan, the Mayor and Common Council must find, based on substantial evidence, that both of the following conditions exist: 1. Significant blight remains within one of the project areas being merged. 2. This blight cannot be eliminated without merging the project areas and the receipt of property taxes. PRELIMINARY REPORT CONTENTS This Preliminary Report ("Report") serves two important functions in the redevelopment plan amendment process, and is accompanied by other key documents related to processing of the Merger and Amendments. PRELIMINARY REPORT (CRL SECTIONS 33344,5 AND 33333.11) The Agency is required to prepare a preliminary report pursuant to CRL Sections 33344.5 and 33333.11 to inform affected taxing entities of the proposed Merger and Amendments. This document serves as this Report and has been prepared by the Agency in accordance with these CRL Sections. CRL Section 33344.5 sets forth the requirements for this Report, while Section 33333.11 pertains to the 10-year extension of the redevelopment plan effectiveness and tax increment collection dates for the State College Project Area, and requires additional information be included in the Report. Additionally, Section 33333.11 requires the Agency to send a copy of this Report to each affected taxing entity, the State of California Department of Finance, and the Department of Housing and Community Development no later than 120 days prior to holding a public hearing on the Merger and Amendments. As required by the CRL, this Report includes the following sections and contents: Section A: A description of the remaining blight in Merged Area B, A map of Merged Area B that identifies the portion, if any, that is no longer blighted, the portion that is blighted, and the portion that contains necessary and essential parcels for the elimination of the remaining blight. A determination whether Merged Area B is predominantly urbanize,d. Section B: A description of the projects or programs proposed to eliminate the reroaining blight and how they will improve the conditions of blight. The reasons why the projects or programs cannot be completed without the Merger and Amendments. Section C: The proposed method of financing these programs or projects. This description shall include the amount of tax increment revenue that is projected to be generated during the period of the extension, including amounts projected to be deposited into the Housing Fund and amounts to be paid to affected taxing entities. This description shall also include sources and amounts of moneys other than tax increment revenues that are available to finance these projects or programs. This description shall also include the reasons that the remaining blight cannot reasonably be expected to be reversed or alleviated by private enterprise or governmental action, or both, without the use of the tax increment revenues available to the Agency because of the Merger and Amendments. Section D: An amendment to the Agency's implementation plan that includes, but is not limited to, the agency's housing responsibilities pursuant to-Section 33490. However, the Agency shall not be required to hold a separate public hearing on the implementation plan pursuant to subdivision (d) of CRL Section 33490 in addition to the public hearing on the Merger and Amendments. Section E: A neighborhood impact report if required by subdivision (m) of CRL Section 33352. Section F: A description of each bond sold by the Agency to finance or refinance Agency activities in any of the Existing Project Areas six months before the date of adoption of the proposed Merger and Amendments, and listing for each bond the amount of remaining principal, the annual payments, and the date that the bond will be paid in full. 14 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report REPORT To THE STATE DEPARTMENTS (CRL SECTION 33451.5) This document serves as the Report to the State Department of Finance and the State Department of Housing and Community Development pursuant to Section 33451.5(c) of the CRL and contains all required elements. MERGER AND AMENDMENT PROCESS This Report is one of several documents the CRL requires the Agency prepare during the amendment process, and is intended to aid the general understanding of the Merger and Amendments. Over the next several months, the Mayor and Common Council, Agency Board, Planning Commission, affected taxing agencies, Project Area Committee, and the community-at-large will have an opportunity to study and comment on the Merger and Amendments. To facilitate this process, the Agency will send a copy of this Report to all potentially affected taxing entities. All affected taxing entities will be invited to consult with the Agency regarding the Merger and Amendments, and the Agency will incorporate comments from these consultations into the Agency's Report to the Mayor and Common Council - a document written subsequent to this Report pursuant to CLR Section 33352 and considered at a joint public hearing of the Agency Board and Mayor and Common Council, along with the associated final environmental determination and the final text of the proposed Merger and Amendments. All Merged Area B property owners, residents, business owners, and affected taxing entities will receive notice of this joint public hearing by mail and through the publication of public notices in local newspapers. CRL Section 33451.5 further details the process that must be followed to change tax increment and bonded indebtedness limits, time limits, and merge project areas. The process requires that a report be provided to the State Department of Finance and Department of Housing and Community Development identifying the date of the public hearing on the proposed amendment and the details of the proposed amendment itself. Due to the 10-year amendment, CRL Section 33333.11 requires the report be sent 120 days prior to the public hearing instead of 45 days prior to the public hearing as required by CRL Section 33451.5. BACKGROUND ABOUT THE CITY The City of San Bernardino ("City") was incorporated as a Charter City in 1854 and is home to over 207,000 residents. The City is located in the Inland Empire (Riverside and San Bernardino Counties), approximately 60 miles east of Los Angeles and 55 miles west of Palm Springs. The City encompasses approximately 37,120 acres and is the County Seat of San Bernardino County ("County"). Exhibit i-1 identifies the location of the City. The City provides a full range of services including police and fire service; construction and maintenance of streets and other public infrastructure; community development; recreational activities; and other community service activities. 15 CDC/2011-59 ~ SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report SAN BERNARDINO REGIONAL LOCATION MAP SAN BERNARDINO MERGED AREA B EXHIBIT 1-1 ," ..t~.. \ ! ~~, , , " , , \. ,/ ":!' .., !t. " -~ - .~ Po.... ~.A.." ." ',1'-;-' ,', ------- ~~, 0- / '- --.. '" ,'-,.':"'"' '- "'P,-:_.., ;..... ,.~~ f".. _". ~.....,Vd8y' ~~'.~;l' \ ..'" ...,. '0':\ .~~-t ,...(." .:.t' r:r ''", "-''''-~'' '-' .... " ." ...:-' ....,.. ..: '"...... ~=l-.~._ ........:./'.~ N .. .:i ''- o 3.5 7 14 ~ H 1------1 21 28 I-----4MiI_ Souroe: ESRf 6 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report ABOUT THE AGENCY The Mayor and Common Council created the Agency in 1958 with the responsibility of initiating and managing redevelopment projects and activities within the redevelopment project areas in the City. The Mayor and Common Council also established a Community Development Commission ("CDC"), composed of the Mayor and Common Council, to act as the Board of Directors of the Agency. The City Economic Development Agency ("EDA") oversees redevelopment activities in the Agency's redevelopment project areas. The EDA is a "classified organization whose mission is to enhance the quality of life for the citizens of San Bernardino by creating jobs, eliminating physical and economic blight, supporting culture and the arts, and developing a balanced mix of quality housing, along with attracting and assisting businesses both independent and through public-private partnerships."' MERGED AREA B Merged Area B is comprised of six of the Agency's existing redevelopment project areas (State College, Central City West, Northwest, Uptown, Mt. Vernon Corridor, and the 40lh Street redevelopment project areas) and the proposed Added Areas. Merged Area B is generally located west of the 1-215 Freeway and encompasses approximately 7,799.8 acres, its locations is depicted in Exhibits i-2 through i_53 The fOllowing narrative provides a detailed description of the Existing Project Areas and Added Areas that comprise Merged Area B. EXISTING PROJECT AREAS State College Adopted on April 27, 1970, the State College Project Area spans 3,157.5 acres. The Project Area is located within the northwest sector of the city and consists of single and multi-family residential, open space, recreational, commercial and industrial uses. The State COllege Project Area contains the 350-acre State COllege Business Park which is adjacent to the t- 215 Freeway and University Parkway; making it an ideal place for distribution and manufacturing facilities. The Business Park includes the Sun Publishing Co., C Fine-Pack, Prime-Line Products, Color Tile, and Doane Pet Food Products. While several businesses exist in the park, vacant land is available for future development. The California State University of San Bernardino is located near the foothills of the State College Project Area, which is also benefitted by proximity to the Shandin Hills Golf Course, which creates an attractive entrance into the City. Central City West The Central City West Project Area was adopted on February 17, 1976 and encompasses 2.8 acres of retail uses. Located at the northeast corner of Fifth Street and Mount Vernon Avenue, Central City West Project Area has long been recognized as the gateway to the upper Mt. Vernon Avenue retail and commercial area. The Central City West Project Area consists of a retail center which is easily identified by its early Spanish motifs and architectural styling, entailing open space, tiled roofs and concrete plaza areas. Central City West Project Area is within walking distance to cultural amenities and specialty food restaurants. Northwest The Northwest Project Area was adopted on July 6, 1982 and contains 1,502.5 acres. Located in the northwest quadrant of the City, the Northwest Project Area is divided into 940-acre Sub-area A and 560-acre Sub-area B. 2 San Bernardino Economic Development Agency, ~Economjc Development Agency~, http://ww.N.sbrda.org/ 3 Acreage may vary from acreage (inclusive of public right -of-way) reported on the EDA website. 17 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Sub-area A is southwest of Cajon Boulevard, north of Seventh Street and west of the 1-215 Freeway. The area focuses mainly on the commercial corridors along portions of Highland Avenue, Baseline, Medical Center Drive, and Mt. Vernon Avenue. San Bernardino Community Hospital and the Westside Shopping Center are major employers in the Sub-area A. Sub-area B is located north of the Devil Creek Diversion Channel, south of the 1-215 Freeway, southeasterly of Palm Avenue, and fronting on both sides of Cajon Boulevard. The area is designated for industrial uses, with vacant land available for development. The industrial area is connected to the State College Business Park industrial area via a bridge that allows better access to the 1-15 and 1-215 Freeway interchange. Uptown Adopted on June 16, 1986, the Uptown Project Area encompasses 452.2 acres and is divided into two areas: Sub-area A and Sub-area B. Sub-area A consists of 348 acres and encompasses the business corridors of -E" Street, Baseline, and Highland Avenue, which includes much of the City's service and retail operations. Sub-area B is 84 acres and is bounded by Mt. Vernon Avenue, King Street, Rialto Avenue, and the 1-215 Freeway. The Project Area is also adjacent to the Metrolink Commuter Station and Amtrak Train Depot. Because of its location and variety of available space, the Uptown project is ideal for professional and specialized services. A majority of the City's small to mid-sized medical clinics, dental offices, laboratories, and related services are either in or adjacent to the Uptown Project Area. Mt. Vernon Corridor The Mt. Vernon Corridor Project Area was adopted June 25, 1990 and contains 1,956.5 acres. The Mt. Vernon Corridor Project Area comprises portions of the City that once represented the city's cultural history. The Project Area consists of Sub-area A, Sub-area B, and Sub-area C. Sub-area A incorporates commercial uses along its main thoroughfares, Mt. Vernon Avenue and Foothill Boulevard. The northwest portion of the Mt. Vernon Corridor Project Area is public flood control land. Sub-area B is generally located south of Rialto Avenue, west of the 1-215 Freeway, north of Inland Center Drive, and east of "J" Street. This sub-area is a combination of commercial, industrial, residential, and public land uses. Sub-area C consists of flood control land adjacent to and west of the 1-215 Freeway and northwesterly of Orange Show Road/Auto Plaza Drive. 4dh Street The 40th Street Project Area was adopted July 10, 2000 and contains 99.2 acres. The plan is comprised of two non-contiguous areas known as Sub-area 1 and Sub-area 2. Sub-area 1 is the larger of the two sub-areas and is generally bordered by 44th Street to the north, Sepulveda and Waterman Avenues to the east, Ralston Avenue and Sonora Street to the south, and Electric and Mountain Avenues to the west. The local neighborhood is served by a mix of retail and commercial uses. Residential uses are primarily north and south of 40th Street, and east of Sierra Way. Sub-area 2 consists of multi-unit residential and vacant land just east of Sierra Way and along Waterman Avenue. 18 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report ADDED AREAS The Added Areas are comprised of 14 non-contiguous areas, encompassing approximately 629.2 acreas, that are adjacent to the Existing Project Areas' General descriptions of the boundaries of the Added Areas are provided below. Added Area A is 8.0 acres and generally bounded by Kendall Drive to the south, 441h Street to the north, 41h Avenue to the east, and Orange Drive to the west. Added Area A abuts 41h Avenue and is adjacent to properties that abut the other bounding streets. Added Area B is 9.3 acres and generally bounded by 40lh Street to the south, San Bernardino County territory to the north and west, and Electric Avenue to the east. Added Area C is 43.8 acres and generally bounded by 30lh Street to the south, 361h Street to the north, Stoddard Avenue to the east, and Acacia Avenue to the west. Added Area D is 22.4 acres and generally bounded by Mirada Road to the south, State Highway 30 to the north, Garner Avenue to the east, and Little Mountain Drive to the west. The westernmost parcels of the area are adjacent to properties that abut Little Mountain Drive. Added Area E is 192.0 acres and generally bounded by Highland Avenue to the south, Cajon Boulevard to the northeast, Medical Center Drive to the east, and California Street to the west. The northern portion of the area abuts California Street and is adjacent to properties that abut Cajon Blvd. The southern portion of the area abuts Medical Center Drive and is adjacent to properties that abut Highland Avenue. State Highway 30 cuts across the area from the southwest to the northeast. Added Area F is 38.9 acres and generally bounded by Goodlett Street to the south, Highland Avenue to the north, Herrington Avenue to the east, and Medical Center Drive to the west. The area abuts Goodlett Street, Herrington Avenue, and Medical Center Drive and is adjacent to properties that abut the Highland Avenue. Added Area G is 52.6 acres and generally bounded by Interstate 215 to the southwest, Highland Avenue to the north, I Street to the east, and Muscupiabe Drive to the west. Added Area H is 24.7 acres and generally bounded by both Campus Way and 21" Street to the south, Highland Avenue to the north, E Street to the east, and State Highway 259 to the west. The western portion of the area abuts Campus Way and is adjacent to properties that abut State highway 259 and Highland Avenue. The eastern portion of the area abuts 21" Street, is adjacent to properties that abut Highland Avenue, and is 2 properties away from E street. Added Area I is 104.4 acres and generally bounded by Baseline Street to the south, 191h Street to the north, Interstate 215 to the northeast, Massachusetts Avenue and the Inland Valley Development Agency's Redevelopment Project Area to the east, and Mt. Vernon Avenue to the west. The area abuts Massachusetts Avenue and 191h Street and is adjacent to properties that abut the other bounding streets. Added Area J is 9.1 acres and generally bounded by Foothill Boulevard to the south, Spruce Street to the north, Dallas Avenue to the east, and Pepper Avenue to the west. The area is adjacent to properties that abut these bounding streets. Added Area K is 49.9 acres and generally bounded by 51" Street to the south, 7'" Street to the north, Cabrera Avenue to the east, and Garcia Street to the west. The area generally abuts all the bounding streets. Added Area L is 20.4 acres and generally bounded by 91" Street to the south, 101" Street to the north, Mountain View Avenue to the east, and D Street to the west. The area abuts all bounding streets except D Street and is adjacent to properties that abut D Street. . The acreage quoted here is approximately 2 acres greater than the acreage outlined in the Added Area Boundary Descriptions as the latter uses approximations for each Added Area. 19 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Added Area M is 11.2 acres and generally bounded by Mill Street to the south, Poplar Street to the north, Eureka Avenue to the east, and Mt. Vernon Avenue to the west. The area abuts Mill and Poplar Streets and Eureka Avenue and is adjacent to properties that abut the Mt. Vernon Avenue. Added Area N is 42.5 acres and generally bounded by 23" Street to the soulh, 28'h Street 10 the north, Davidson Avenue to Ihe east, and Miramonle Drive 10 the west. The area generally abuls alllhe bounding streets. .. .. liD SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report MAP KEY FOR PROJECT AREA AND BLIGHT DETAIL MAPS SAN BERNARDINO IwERGED AREA B EXHIBIT 1-2 N A I CENTRAL I r+-. ....--;-.r- . . I I . I I . IlsOUTHERN I ,,---------------- Legend []Stn Bernardino City I 40th Street Project _Added A~as Mt. Vernon Corridor Project Northwest Project Uptown Project Stale College Project I .Central City v.Jest Project 00.250.5 .., 2 a,liles Source: San Bernardino GIS DeplNtment, and ESRI - _I 111 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary _~eport MERGED AREA B PROJECT AREAS - NORTHERN PORTION EXHIBIT I~ SAN BERNARDINO MERGED AREA B Legend c::J San Bernwdlno Ctty .cothStr..tProjK1 MI. Vemcn Corridor project Northlflloest Project E ::J St.. ColeQ8 Project Uptown Project I C.nnl City Wnt Pro;eet _ Added AteIS o 025 0.5 Io---lt--l " Mdes SQuIDt S.., &&m8lf1111O GIS D&D8Itm&nl find ESRI 12 . SAN BERNARDINO MERGED AREA B MERGER &. AMENDMENTS Preliminar(.!.e~~ MERGED AREA B PROJECT AREAS - CENTRAL PORTION SAN BERNARDINO MERGED AREA B EXHIBIT 1-4 L'R'"d [:J 5MBemerQ\noO:f ~lOwnProJ$d 4OOlSueelPl'ojecl Cel\tralCit{WIll5lPr~Cl "AOdedAJ&1 North....e!ilPrqoct t. , StetIllCOIegeProt&d I o CIS 0-3 -- .. .. SoUIW. Sari 8em8fd/ftO GIS Depsflmlllnlltoo ESRI 13 cnC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report MERGED AREA B PROJECT AREAS - SOUTHERN PORTION SAN BERNARDINO MERGED AREA B EXHIBIT 1-5 . :1 ,.....~I\ ~--:"~."__ NORTHWEST PROJECT AREA ADDED AREA J Legend D San Bernardino City Uptov.n Project Mt. Vernon Collidor Project 40th Street Project Northwest Project Iiii State College Project I -::-- Central City West Project _ Added Areas ,. ! ! I i..._..._... o O.12S0~ ......- 05 0.1> , .'M Source: San 8fImardino GIS Department and ESRI 114 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report CITY AND AGENCY FINANCIAL CAPACITY The City lacks the financial capacity to undertake needed redevelopment projects and programs to eliminate blight, including capital projects. The City has not been immune to the economic and real estate woes of the region, and is currently experiencing economic hardship that requires borrowing from the Agency to cover expenses that cannot be paid from the City's General Fund. The EDA oversees the use of tax increment revenue generated from the Agency's redevelopment project areas. In 2009, the Mayor and Common Council elected to borrow $1.3 million from the EDA to offset the fiscal year 2009-10 General Fund deficit. The City was supposed to have re-paid this loan during fiscal year 2010-11. However, the projected deficit for fiscal year 2011-12 has grown significantly and the City has chosen to defer re-payment of this loan. Additionally, according to the Budget Message prepared by the City Manager for the last adopted budget in June 2010, the City experienced a $24 million budget shortfall in fiscal year 2010-11 alone, with a cumulative five-year deficit estimated at $1BB millions The Director of the EDA, Emil Marzullo has stated that "We have a systematic problem in the City that has been going on for more than a decade. We have to have a way for the City to pay its own cost without borrowing from the Agency.". Historically, the Agency covers more than $5.0 million annually in General Fund costs. The General Fund shortfall is due to many factors including the downturned economy. The City experienced a 9% decrease in city-wide assessed valuation between FY 200B-09 and 2009-10, and a further decrease of 7% between FY 2009-10 and 2010-11. This significant drop in assessed valuation has strained the City's capacity to fund projects, relying on the General Fund, as property tax revenues have decreased significantly (10% between fiscal years 200B-09 and 2009-10 alone). In fact, in fiscal year 2011-12, the Agency will provide $6.5 million in funding to the General Fund for City services and/or expenditures, forgiving City rent for the Agency-owned public buildings and the payment of certain services provided to the Agency by the City pursuant to the Master Services Agreement. More specifically, the City has experienced significant losses between 200B-09 and 2009-10 in the following types of revenues that fund needed City services: . Property Taxes - 10% decline . Sales Tax - 5% decline . Utility User Tax - 7% decline . Franchise Tax -10% decline . Transient Occupancy Tax - 27% decline 5 City Manager's Budget Message, City of San Bernardino Fiscal Year 2010-11 Adopted Budget, June 11, 2010. 8 Chris Richard, ~Financial subsidies spell trouble in San Bernardino's governmentW, The Press Enterprise, August 24, 2009. 115 CDCj2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Cit of San Bernardino GenernaJ Fund Revenue San Bemardino Merged Area B Chart i-1 Sales Taxes g 2008-09 112009-10 Transit Occupancy Tax Franchise Tax Utility User Tax Property Taxes ~ $0 $10,000,000 $20,000,000 $30,000,000 $40,000,000 The City continues to pursue funding sources to balance the General Fund without relying heavily on tax increment revenue generated in the redevelopment project areas to support capital improvement projects. Tax increment generated in the redevelopment project areas is also yielding lower amounts than predicted by the Agency due to decreased assessed valuations. According to the fiscal year 2011-12 Agency Budget. the Agency will utilize nearly $22 million in cash reserves to fund budgeted items to backfill budget shortfalls in the redevelopment project areas. [16 m DESCRIPTION OF BLIGHT SECTION A: DESCRIPTION OF BLIGHT OVERVIEW Pursuant to CRL Sections 33354.6, and 33486, findings of significant remaining blight in the Existing Project Areas must be made to complete the Merger and Amendments. Additionally, 33030 CRL Section requires that the Added Areas be "blighted" areas as defined by Section 33031. This Section of the Report details the blight in Merged Area B, including a map of Merged Area B that identifies the portion, if any, that is no longer blighted (as it applies to the Existing Project Areas), the portion that is blighted, and the portion that contains necessary and essential parcels for the elimination of the remaining blight. This Section of the Report also makes a determination as to whether Merged Area B is predominantly urbanized. MERGED AREA B DEMOGRAPHICS The demographic profile of Merged Area B illustrates the socio-economic conditions that help support the need for the Merger and Amendments to generate additional capital that can be reinvested into the community. As this Section documents, a significantly higher poverty rate, lower household median income, and lower educational attainment in Merged Area B indicate that the financial capacity of residents in the Existing Project Areas is significantly limited, particularly when compared to the entire City and County. Thus, the ability to purchase a home, or maintain and invest in property improvement is significantly impacted. In addition to the restricted financial capabilities of residents, demographic data shows that onlv approximatelv 52% of homes located in Merced Area B are owner occupied. compared to 58% for the City and 68%% for the Countv.7 This indicates that the financial capacity of people living in the Merged Area B is significantly limited, particularly when compared to the City as a whole. These challenges and hardships hinder the ability of residents in Merged Area B to maintain and invest in property improvements. Demographic data was derived from ESRI Business Analyst Online collectively for the County, City and Merged Area B. The combined census block groups that most closely overlap with the boundary of Merged Area B may contain area that lies outside the boundaries of Merged Area B, but the major portion of these block groups are within Merged Area B. POPULATION, HOUSEHOLDS, AND HOUSEHOLD MEDIAN INCOME Table A-1 depicts the 2010 population, number of households, and the household median income for Merged Area S, each of the Existing Project Areas and Added Areas, the City, and the County. The median household income in Merged Area S is $38,133, which is less than that of both the City and County. Additionally, 9 of the 20 distinct areas that comprise Merged Area S, or nearly one half, have median household incomes which are 66% or less of the County median household income as shown on Table A-1. 7 Based on demographic data provided by ESRI Business Analyst. 2010 117 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Population and Household Demographics San Bernardino Merged Area B Table A-1 Area 2010 Total Population 2,061,421 2010 Total Households 2010 Median Area Household Income n ale' .1iI 0 o s ,_ Sta Gol e . <_p.t n All Added Areas Added Area A 1 Added Area B Added Area C Added Area D Added Area E Added Area F Added Area G Added Area H Added Area 1 Added Area J Added Area K Added Area L Added Area M 1 Added Area N 777 1 - No households were located WIthin these areas. SOUfCe: ESRI Business Ana slOnline ~.. 2,417 o 66 284 91 562 140 10 94 408 112 181 263 o 208 52. 10' 39.8% 0.0% 38.0% 33.1% 44.7% 33.0% 32.0% 27.3% 50.5% 45.1% 28.4% 33.3% 69.2% 0.0% 31.3% . Socio-economic factors such as residents unable to afford property improvements to the extent of their City counterparts, and absentee landlords not investing in building maintenance, both lead to a greater likelihood of physical deterioration and diiapidation of structures in Merged Area B. Additionally, as indicated in Table A-', properties in Merged Area B have a higher percentage of renter- versus owner-occupied housing units. More soecificallv. 50.9% of housinq units are renter-occuoied com oared to 42.2% of housinq units in the Citv and nearlv 31.8% of housinq units in the Countv as a whole. In the 40th Street. State Colleqe. Uotown, Added Area H and Added Area L in oarticular. more than 50% of all of housinq units are renter-occuoied. Absentee owners are often less interested in making improvements or investments in maintenance compared to owner- occupied properties or buildings. Renters are also less likely to maintain their home than owners because, aside from often not being responsible for repairs, they do not receive a return on investment. Overall, owner- occupied units are typically better maintained than rental units. According to the California Building Industry Association: "Homeowners work to mointoin the volue of their investment, which tronslates into a greater concern for neighborhoods and surrounding communities. When citizens become homeowners, they become stakeholders as well. By increasing the number of stakeholders, f18 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report communities not only enjoy increosed stability, but also benefit from 0 new spirit of revitalizotion. "8 POVERTY LEVELS AND UNEMPLOYMENT RATES Table A-2 presents the poverty levels and unemployment rates in Merged Area B. the City, and the County. Merged Area B has a poverty rate that is higher than that of the City, and approximately 83% higher than that of the County. Nearlv 25% of the households in Merced Area B. or 1 out of every four households. live at or below the povertv level compared to iust over 13% in the County. Unemployment rates in Merged Area B . are also higher than those in the City or the County; nearly 25% of Merged Area B residents within the labor force are unemployed (1 out of every 4), compared to 22.5% in the City, and )8% in the County. Though data for Merged Area B is not available, 38.3% of City residents receive some form of financial public assistance, including food stamps, CaIWORKS, and MediCal. This assistance is valued at more than $450 million per year. Unemployment and Poverty Rates San Bernardino Merged Area B Table A-2 Area County fJ!~ , fllj,O 28.6% 0.0% 20.3% 19.6% 26.6% 38.2% 22.5% 25.0% 26.1% 23.6% 23.7% 25.4% 33.7% 0.0% 24.9% a Nevin. Alan. ~Homeownership in Califomja.~ California Building Industry Association. 22 March 2008. 9 September 2008. < http://vM.v.I.cbia.org/go/cbia/publications/>. 119 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report EDUCATION Educational attainment is an indicator of potential future household earnings and thus the ability to invest in maintenance and improvement of real estate. Lower educational attainment of residents in Merged Area B may be related to lower household incomes. Without adequate education, skills training, and English literacy, most higher-paying jobs are unattainable. Individuals without at least English literacy and a high school education, or proper skills training often have no alternative but to accept lower-paying service work, or remain unemployed. According to a report completed by the Urban Libraries Council: "Researchers in the field of economics are beginning to identify child development investments as the most cost effective strategies for long-term economic development.... By providing children with a strong educational foundation through investment in early childhood development, there is greater long-term return on earning potential. Table A-3 shows the level of educational attainment for persons 25 years of age or over in Merged Area B, the City, and the County. The percent of persons over the age of 25 without a high school diploma is approximately 33% in Merged Area B, compared to just over 22% in the County. The percentage of persons over the age of 25 with at least a college degree is also lower in Merged Area B (15.4%) than the County (18.2%). These statistics relate directly to higher unemployment rates and lower household income levels in Merged Area B as compared to the County, as previously discussed. These conditions combine to create an environment where investment in building maintenance is difficult to achieve. ~. 9 MMaking Cities Stronger: Public library Contributions to local Economic Development," Urban Libraries Council, 9 September 2008, http://wwIN.urbanlibraries.org/ files/making_cities_stronger.pdf. I2D SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Educational Attainment (25 years of age and over) San Bernardino Merged Area B Area County City. Merged Area B Source: E$RI Business Analyst Online Table A.3 Bachelor's Degree or Higher 18.2% 13.6% 15.4% . 11. 45.3% 0.0% 69.9% 63.0% 47.6% 33.4% 53.3% 52.9% 52.1% 44.7% 54.6% 41.3% 38.1% 0.0% 50.9% 9.0% 0.0% 10.4% 17.2% 17.6% 3.7% 19.2% 11.8% 7.8% 5.6% 6.6% 8.3% 5.5% 0.0% 16.0% 121 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report DEFINITION OF BLIGHT With regard to the blight discussion contained in this Report, it is important to note that the Agency is not required to re-substantiate the existence of blight in the Existing Project Areas. Pursuant to CRL Section 33368, it is conclusively presumed that the Existing Project Areas are blighted areas as defined by CRL Section 33031. The amendments that the Agency is pursuing require that significant blight remain in the Existing Project Areas, to warrant the proposed amendments. However, with regard to the Added Areas, the Agency must establish the existence of blight pursuant to CRL Sections 33030 and 33031. CRL Sections 33030 through 33039 describe the conditions that constitute blight in a redevelopment project area. A blighted area is one that necessitates the creation of a redevelopment project area because the combination of conditions in an area constitute a burden on the community, and cannot be alleviated by private enterprise, governmental action, or both, without redevelopment. The purpose of a redevelopment project area is to remedy blighting conditions and the CRL recognizes that less blight will remain in a redevelopment project area as time progresses. The ordinance adopting the Merger and Amendments must contain findings that both (1) significant blight remains within Merged Area Band (2) the blight cannot be eliminated without the adoption of the Merged Plan. For the purpose of this Section, the definition of "significant" is assumed to be "of a noticeably or measurably large amount"o andlor "important and of a magnitude to warrant Agency assistance:" CRL Section 33030 defines a blighted area as one that contains both of the following: 1. An area that is predominantly urbanized and is an area in which the combination of physical and economic blighting conditions is sa prevalent and sa substantial that it causes a reduction oj, or lack of, proper utilization of the area to such an extent that it constitutes a serious physicol and economic burden on the community that cannot reasonably be expected to be reversed or alleviated by private enterprise or governmental action, or both, without redevelopment. .,:~ 2. An area characterized by one or mare physical condition of blight and one or more economic condition of blight as set forth in subdivisions (a) and (b) of CRL Section 33031. A blighted area that meets the conditions above can also be characterized by the existence of inadequate public improvements. CRL Sections 33035 and 33036 contain legislative findings and declarations that explain the effect that blighted areas have on project area inhabitants and property owners. Blighted areas create physical and economic liabilities to the community that require redevelopment in order to protect the health, safety, and general welfare of the public. Blighted areas are a menace to the community and disproportionately impact community resources such as police and fire services. Remedying blighting conditions in a community using redevelopment tools benefits not only a project area but the entire community. 10 MSignificanf Merriam-Websler's Collegiate Dictionary. 1011I ed. 1998. 11 Definition per CRL Section 33333.10(c)(2) 122 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report URBANIZATION The City was established in 1854 and is one of the oldest communities in the State of California. As of 2009, the City was the 18th largest city in California, and the 111th largest city in the United States." The City is largely urbanized and is part of the greater Inland Empire Metropolitan Area. Pursuant to CRL Section 33320.1(d), the requirement for Merged Area B to be predominantly urbanized applies to redevelopment plans adopted (or amendments adding territory) after January 1, 1984. Of the six Existing Project Areas, three (State College, Central City West and Northwest) were adopted prior to January 1, 1984. The redevelopment plans for the Uptown, Mt. Vernon Corridor and 40th Street project areas were adopted after January 1, 1984 and satisfied urbanization requirements at the time of adoption. The addition of territory is proposed in connection with the Merger and Amendments and, therefore, the CRL requires additional urbanization findings. To qualify for inclusion in a project area, an area must be "predominantly urbanized" as defined by CRL Section 33320.1(b). The "predominantly urbanized" requirement is met if no less than 80% of the land within the project area: . Has been or is developed for urban uses; or . Is an integral part of one or more areas developed for urban uses, which are surrounded or substantially surrounded by parcels, which have been or are developed for urban uses. Whiie the CRL specifies the percentage of an area that must be urbanized to qualify for redevelopment, it does not define 'urbanized." Several California courts 13 have reviewed the concept of urbanization and their opinions are instructive in guiding the determination as to whether an area is predominantly urbanized. First, when analyzing urbanization, it is necessary to look at the factors of the land use and zoning, as well as the characteristics of the surrounding uses. Characteristics to be considered include density, surrounding development, existence of public facilities, parcel size, and availability of public transit, among other things. Second, because land is vacant does not mean it is not urbanized. Likewise, because land has improvements does not mean it is urbanized. Again, it is important to examine the characteristics of the area. Some vacant land is categorized as an integral part of the urban area. In determining whether a vacant property is an integral part of the urban area, vacant properties with at least three sides adjacent to urban development were included. CRL Section 33344.5(c) requires the Report include a description of Merged Area B sufficient to determine that the area is predominantly urbanized. As stated above, the urbanization requirements for the Existin9 Project Areas have been previously satisfied or do not apply. Therefore, an urbanization analysis for only the Added Areas was prepared in connection with this Report. The following responds to the requirements of CRL Section 33344.5(c) (1)-(6): . The Added Areas includes 629.2 acres". . The Added Areas includes 13.43 acres characterized by the conditions described in paragraph (4) of subdivision (a) of CRL Section 33031 for the purpose of determining urbanization. 12 Table 1. Annual Estimates of the Resident Population for Incorporated Places Over 100,QOO. Ranked by July 1. 2009 Population: April 1, 2000 to July 1, 2009 (CSV). 2009 Population Estimates. United States Census Bureau, Population Division. 2010.08 http://WNW.census.gov/popesVcitiesttables/SUB-EST2009-01.csv. Retrieved 2011-08-04. See also: List of United Stales cities by population 13 County of Riverside v. City of Murrieta (Cal. App. 4th DisC 1998); Friends of Mammoth v. Town of Mammoth (Cal. App. 3rd Dist. 2000); Graber v. Cfty of Upland (Cal. App. 4th Disl. 2002). 14 The acreage quoted here is approximately 2 acres greater than the acreage outlined in the Added Area Boundary Descriptions as the latter uses approximations for each Added Area. 123 , CDC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report . The Added Areas includes only 5.44 acres of land with agricultural land uses (as defined by Government Code Section 51201(b)). . The Added Areas include approximately 85 acres of vacant land. However, approximately 27 acres are spread throughout Added Areas, surrounded by parcels developed with urban uses, and are therefore are an integral part of an area developed for urban uses. . Therefore, the Added Areas contain approximately 58 acres of non-urbanized, vacant land. . Approximately 88% of the area in the Added Areas is developed with urban uses. Table A-4 provides a summary of the urbanization analysis for the Added Area. Table A-4 also provides an urbanization analysis for the six Existing Project Areas. As shown below, 5,815 acres, or 81.1%, of the total 7,170.6 acres that constitute the Existing Project Areas have been or are developed for urban uses; additionally, the vacant areas are categorized as an integral part of an urbanized area. For these reasons the Existing Project Areas meet the current "predominantly urbanized" requirement in the CRL. Urbanization Analysis Table A-4 San Bernardino Merged Area B Project Area Total Vacant Land Developed % Developed Acrean.' l.n" 2 land 40th Street 99.19 1.02 98.17 99.0% Central City West 2.79 - 2.79 NfA' Mt Vernon Corridor 1.956.51 374.01 1.582.50 80.9% Northwest 1.502.45 344.60 1.157.85 NfA' State College 3,157.47 624.00 2.533.47 NfA' Untnwn 452.19 10.68 441.51 97.6%. Merged Area 8 7,170.60 1,354.31 5,816.29 81.1:;' ~ Added Area A 7.54 - 7.54 100.0% Added Area B 7.51 1.01 6.50 86.6% Added Area C 31.24 1.53 29.71 95.1% Added Area D 15.53 0.00 15.53 100.0% Added Area E 146.78 28.39 118.39 80.7% Added Area F 29.95 1.66 28.29 94.5% Added Area G 44.48 3.14 41.35 92.9% Added Area H 19.74 - 19.74 100.0% Added Area I 83.11 16.74 66.36 79.9% Added Area J 7.77 0.00 7.77 100.0% Added Area K 38.34 5.01 33.34 86.9% Added Area l 15.79 0.34 15.45 97.8% Added Area M 8.94 0.19 8.74 97.8% Added Area N 33.16 - 33.16 100.0% Added Areas 489.88 58.01 431.87 88.2% 1 Acreage of parcels only _ excludes Right of Way acreage. 2 Developed land includes Inlegralland J The 80% requirement does not apply to Project Areas adopted prior 10 1984 Source: Metroscan and Google Earth Maps of Merged Area B, presented as Exhibits A-l through A-3, illustrate the portions of Merged Area B that are developed (including vacant parcels surrounded by urban uses) and the portions that remain vacant. Exhibits A-l through A-3 also illustrate that the vacant parcels which are surrounded by urban uses. I~ SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Prelimjn~ry Report URBANIZED PARCELS. NORTHERN PORTION &AN BERNARDINO MERGED AREA B EXHIBIT A.I ,"- legmd _~.I'lt 4OltlStrHl:Prcjltet Mt. Vernon Corridor Project NontTN.st Proj.u := ~btl Col. Proj.ct UptownPtOj<<I c.ntr.1 Ci~ Wnt Prajlct _ Added Aren .l 11 II ~~ ll!o ......-t 1--1 " Il.lolK :';~......'oa kl',o!."::"'~,'l. ~".': ~!D'UfJ:nn Gh: .~..'~l! 25 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preljmin~ry Report ... V.rnon Comdor P,,*d 40ltlstru1Projed Norttrmst Pro)ed r::: StilI CoIlegll ProJtd ,- C~lrll City wut ProJlcl .. Allded At.. EXHIBIT A-2 URBANIZED PARCELS - CENTRAL PORTION SAN BERNARDINO ~CEOAREAB ugend .v.c.nt Uptown PnIjKt , I'l nr. /I" .........- ", "' " "'n Cliflf1lW.CfTYWliIT PROJECT AREA S'O':'>,....!"....,..,~..II.C;1..AIVr."II';'...~.r:r';r;;r.>Y-~""r 26 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report URBANIZED PARCELS - SOUTHERN PORTION SAN BERNARDINO MERGED AREA B EXHIBIT A-3 '''''"'~-;.J.~<~. ~:".~~ .~ f 1.~""'~;"'~L..-'~"i2"_:" ..... 'I..'~ ~r' ;;I'~ . ~'~IL. J.. ;:~_:",:: 1,;, LI~.1..~ . ... >,,-1- .,"- . , f.U" ~ CY II I I\. . I ~~r "'S' ... - ,. . ~',I !--r ; ~ ~~: 1- ADDU .:uu. f . '4~~~~. ~ ';,,"I;;II:"{ An" .. ) - '"1g{!l, ~ ~-I::I~ . ADDtD ,.~. .:! '~';;.ot..i!,;~. . I ., "" ... it' ;..0 . . An.. r t--V. - , ,,_. t. lWoG.l<>< I:-_",~II~.. ~""T''':lL~fl'~ > .': -, ~ - '~.' ". I ~ rtf!j .". - ~ jfltl.!:;- . -,1'(\' ~...... i.j _ I r '~ .;:-1lJ.l1't.... ~ ,. 'f"';~5wt: I'~ . ~. ...~'liI ,pp ., -L I I I: I) fU'" .."..~ .. -- f- AOUt-!) ,~~~ 1;::: ADDU - -~.. ] ~ IrFw',!: ~ ~~ AM;A ..r::J.< M ::n..::1- "':fA r" '.'10 . ~ r;:+: !r,.,i 1'< '1 .., .v-i--- ;'" - < 1 ,.. I w.. . "~" N;'" .:1'- ~ 'li, ~ dl H ofU, I..::::)::: J ~:ll_ IIII ~ 'fN"'f ,""ucd '- II~:, I. ~f ,_ lPTOWN .,J 1 J~=a=h. ,'"~ """",,t "~"s;. y '_11 /"'0 ""~"~3t6, J:7 ~~CTA: , roo ~' '< J ~ ,c:l~t~i\ " , . " 't-ciJ ,."ILl . -', 1_1l",', "~ - r- '1 -.~. "'!.T"_~ " . 1~1-q, A:";:';'- ~1 I I I"" !~.. , 11L ~ -1 ,I CENTRALClTYWESTJ 'U c.:.. f I 'r '-l4IA :; JUL . <1<_ :i 1 PROJECT AREA I~~ .~: ,.,J.,.,.,r' If, p ~. q 1- {)<'<- 1- 1,:1- . i ~ ""' '4,'- . ~.- _ ~"\' Legend ~1\:: . ~~t ,'~ AUPi'D _ Vacant ANH .., ~ f.. ~""',?;pt.t,!. Uptown Project ' f" Mt, Vernon Corridor Project __~;::: J MT. VERNON ~ ".9~ 40th Street Project CORRIDOR rT' PROJECT AREA Northwest Project c::! State College Project _ Centra' City We.t Project _ Added Areas ~. NORTHWEST PROJECT AREA Ii ~.. . r I--- r-- ,. ~ I-- IAi l u.'~-:. L::' -- " U.lt , ~1,~~ ~I""",,,,,, I\oi..Jt{}",;,,,,,, ~ii1} R":nHrn:nll riJr .-::f; n"'I'I't'trr.~'oi f27 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report PHYSICAL BLIGHT AND ECONOMIC BLIGHT Section 33031 (a) of the CRL describes the conditions that cause blight as follows: Physical Blight Defined ... Section 33031 (a) of the CRL describes physical conditions that cause blight as follows: 1. Buildings in which it is unsafe or unhealthy for persons to live or work. These conditions may be caused by: a. Serious Building Code violations b. Serious dilapidation and deterioration caused by long-term neglect c. Construction that is vulnerable to serious damage from seismic or geologic hazards d. Buildings suffering from faulty or . inadequate water or sewer utilities 2. Conditions that prevent or substantially hinder the viable use or capacity of buildings or lots. These conditions may be caused by: a. Buildings of substandard. defective, or obsolete design, or construction given the present general plan, zoning, or other development standards 3. Adjacent or nearby incompatible land uses that prevent the development of those parcels or other portions of the project area. 4. The existence of subdivided lots that are in multiple ownership and whose physical development has been impaired by their irregular shapes and inadequate sizes, given present general plan and zoning standards and present market conditions. Economic Blight Defined... Section 33031(b) of the CRL describes economic conditions that cause blight in the following manner: 1. Depreciated or stagnant property values. 2. Impaired property values, due in significant part, to hazardous wastes on property where the agency may be eligible to use its authority as specified in Article 12.5 (commencing with Section 33459). 3. Abnormally a. High business vacancies b. Low lease rates c. High number of abandoned buildings 4. A serious lack of necessary commercial facilities that are normally found in neighborhoods, including grocery stores, drug stores, and banks and other lending institutions. ';' 5. Serious residential overcrowding that has resulted in significant public health or safety problems. As used in this paragraph "overcrowding" means exceeding the standard referenced in Article 5 (commencing with Section 32) of Chapter 1 of Title 25 of the California Code of Regulations. 6. An excess of bars, liquor stores, or adult-oriented businesses that has resulted in significant public health, safety, or welfare problems. 7. A high crime rate that constitutes a serious threat to the public safety and welfare. [28 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report BLIGHT STUDY APPROACH AND METHODOLOGY RSG team members conducted a parcel-by-parcel survey from the public right-of-way ("Field Survey") in July 2010.15 RSG prepared a survey instrument that provides an electronic survey sheet for each parcel within Merged Area B. Each parcel was identified by the County Assessor's Parcel Number that could be associated with the County's Assessor Maps and information. The survey sheet was designed to provide basic physical and economic information that could be derived by field inspection of Merged Area B and to record information related to the blighting conditions as defined in the CRL. The form includes six sections: (1) Deterioration and Dilapidation: (2) Defective Design: (3) Substandard Design; (4) Use: (5) Vacancy; and (6) Photos. Each section allows the surveyor to record the existence of a particular condition, and to make field notes. The Deterioration and Dilapidation section is designed to note such conditions as: damaged or missing foundations; doors or windows that are out of alignment; sagging, split or buckled roof support structure; split, leaning or buckled wall supports or columns; broken windows or doors; broken or deteriorated roofing materials, eaves, overhangs, or exterior building materials; broken or deteriorated chimneys; faulty weather protection; and substandard exterior plumbing. The Defective Design section is designed to note such conditions as: inadequate pedestrian access, inadequate vehicular access; substandard exterior building materials; poorly constructed building additions; and a lack of natural light and ventilation. The Substandard Design section is designed to note such conditions as: inadequate loading facilities; excessive lot coverage or inadequate setbacks; garbage, debris, stagnant water, or combustible materials; outdoor storage or production; inadequate or lack of parking. The Use section is designed to note if the use is an adult-business; if the use is incompatible with the surrounding uses; if the use appears to be a converted living space; and if the use is boarded up or uninhabited. The Vacancy section allows the surveyor to note vacant buildings andlor leasing information. The Photos section allows the photo number to be noted. Two Field Survey teams, each consisting of three team members with specific tasks, completed the Field Survey. The two teams combined consisted of three Senior Associates or Associates (5+ years of experience in redevelopment and planning), two Senior Analysts (3+ years of experience), and three Analysts (2+ years of experience). Each team member had prior experience in conducting field surveys and all team members received training before commencing the survey. The purpose of the training was to review the specific forms, to provide examples of the types and degree of conditions that warranted recording information on the survey form. The definitions of each condition were explained and discussed and examples were reviewed to assure that each member understood the particular category. One RSG Principal (30+ years of experience) managed the survey team and was available to answer any questions. The teams slowly drove through Merged Area B to adequately assess parcel conditions and regularly stopped at parcels that needed closer examination or to photograph conditions. The teams also drove down alleys, when accessible, to survey the rear of buildings. During the survey, each team member was assigned a particular task. One member drove the vehicle and called out specific conditions they observed while another team member recorded information on the survey sheet and noted particular conditions. The third member verified the parcel location using GIS and parcel maps, took photographs, and also called out their observations. Thus, three members per team jointly made the determination of what conditions existed and to what extent. Additionolly, RSG staff was accompanied by Agency staff familiar with Merged Area B. 15 The consulting firm retained for the Merger and Amendments is Rosenow Spevacek Group, Inc. rRSG~). RSG is a redevelopment consulting firm that has been in business for over 30 years. and has worked with the Agency for nearly 20 years. 129 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report During the Field Survey, each parcel was evaluated to determine the presence of serious dilapidation or deterioration by examining building components (roof, chimney, eaves and overhangs, plumbing, exterior building materials, walls, foundation, windows, doors, weather protection, and wiring). Survey forms were noted if one of these components was present and appeared to cause the structure or lot to be significantly deteriorated. Buildings whose structural components did not appear to have any visible signs of deterioration or showed only the beginning phases of deferred maintenance were not recorded. Buildings that were moderately or extensively in need of rehabilitation or were significantly dilapidated were noted on the survey forms if the building condition appeared to pose a threat to safety or health. Such structures exhibited signs of long term neglect and repairs. These conditions included: sagging roofs, broken or missing windows, holes in stucco, deteriorated external building materials, exposed wiring, inadequate weather protection, roofing with missing tiles or cracked surfaces, and deteriorated door or window frames. No information was recorded if only deferred maintenance or minor repairs were needed; such as peeling paint that did not jeopardize the buildings weather protection, broken windows in otherwise kept-up buildings, or scratches or imperfection on exterior building materials that did not compromise the integrity of the structure. Factors that show evidence of defective or obsolete design were collected, such as inadequate circulation, parking, access, loading facilities, and storage of materials and garbage. Information on vacant space within buildings was noted to assist in examining Merged Area B market conditions. Names and contact information for properties with "for lease" or "for sale" signs were noted as references to gain insight from market area brokers and real estate professionals. OTHER PHYSICAL AND ECONOMIC RESEARCH The CRL definition of blight includes a number of factors that either cannot be observed from the street, or cannot be quantified based on a single parcel. To assess the presence of these other factors, RSG researched other data sources. These include: Assessor parcel information (age, size, land use, value, sale dates, etc.); code enforcement records; DataQuick information (home values and sales); environmental databases of the Department of Toxic Control Substance, State Water Resources Control Board, and US Environmental Protection Agency; LoopNet Market Reports (lease rates and vacancy rates); ESRI Business Analyst Reports (demographic and market data); FBI and City crime data; and US Cens.,s data. MERGED AREA B PHYSICAL AND ECONOMIC BLIGHT CONDITIONS The Field Survey was undertaken to evaluate the condition of structures and parcels, document the occurrence of vacant buildings, and locate inadequately sized lots in Merged Area B. The focus was to identify conditions that pose a health and safety threat to occupants or visitors, but is generally utilized as a secondary data source to support other data on physical and economic conditions in a redevelopment project area, such as serious code violations, depreciated property values, and factors that hinder the economic viability of properties. The Field Survey generated parcel information (9,858 parcels) in Merged Area B, covering the entire 7,799.8 acres of the Existing Project Areas (7,170.6 acres) and the Added Areas (629.2 acres). RSG used the Field Survey to obtain a broad-spectrum understanding of the blighting conditions present in Merged Area B. Additional research and investigation beyond the Field Survey were also undertaken and a detailed description of both physical and economic blighting conditions found from all sources is provided throughout this Section. When possible, blighting conditions were mapped to illustrate the location and severity of a particular condition. These maps are located throughout the text of this Report. The location of physical and economic blighting condrtions in Merged Area B is presented in Exhibits A-5 through A-13. A map key showing where each detailed map generally lies within the entire extent of Merged Area B is presented in Exhibit A-4 and can be used for reference with the Total Blight (Exhibrts A-5 through A- 13), Physical Blight (Exhibits A-14 through A-22), and Economic Blight Exhibits A-41 through A-49} Blight maps. Photos and descriptions of the blighting conditions observed during the field survey are presented throughout this Section: Additional photos of blighting conditions may be found in Appendix 1. 130 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report MAP KEY FOR TOTAL, PHSYICAL. AND ECONOMIC BLIGHT MAPS SAN BERNARDINO MERGED AREA B EXHIBIT A-4 N A legend Csan B~n.,dl"o CIIV .A:dEd>.rt,a; .tC'tl Street Project r~or:tr/(t:;t Fro c:t _ UI)tO'/(r Pro.c:t tolt VEm:n :on;:o. PI'O.e:: L-S't3:E College Ptojt>ct --~r:ent'JI :i'f \"J('st ;\to,e:: r l1'i l"; " W'U SO...m?- ,f..I'N' S..rvll!'f J...y 2:1) 1, .s..... 8:,-"...-",',11,; i,?$ C/r;PUftmcnf. i1~ ES'O:;' 131 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report TOTAL BLIGHT MAP (lout 01 9) EXHIBIT A-6 Ltgtnd C)aan Bem&rdino City Nor1hWest Project f71 Eeonomic Blilttt " Ha,llrO::aus Wnle SiN- . A.ctje(I"'u, State COllege Project _ Observed PhysJuI Blight . Urninlnced Uasonry Buldll'lgs 40th Sh~ Protect U~OWfI Prq.d _ Subsmnct.rd Lol, ... S..Iou, Code VIOI<<IorI, 2008-11 Mt. v.mcn Corridor ProjKt !I' - CWrtral Ctyw.... ProtKt _ P_c...Aff<<tad by d!'kient 'r. ao.. -- S_ety Oanwg_d S_. _ P.ub hT1).lred By NWll'IIIrtl SUperlJnd :_I:;~ 0.5 -- 0.: :17: , ,",. ~~ ~o.::h &..r~ :oJ.... :!t)Y{,. .r...~ E",..~~Id.Vl-; GIS ~..,u.'~"""\ ..:04 ~~':: 32 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS _ __ _ _~liminary~eport TOTAL BLIGHT MAP (2 out of 9) CAN B~RNARCINO~C.ECARI!AB EXHIBIT A-6 CJs.n Bffllardlna cay .AdcledArns "Oth Str.eot Proje-ct MI, Vemon CorriClCt Project North......st Projecl V..-J Economic Blight 'Y Hazardous Wacta Sit. stale Conege Pr*ct . Observed Phy6lcM Blight . UrninIQrud Muonry Buildings Uptmln ProjKt GilSubsbmct.rd Lots. .. Serious Code VIOlations 2008-11 Cenlrlll City West Project _ Pl.I'c.tIAtr.a.d by defici.nt IN low ._ Sev_1y elmlg.d Sew....... . Parcels I",""aired By Newm&/t( Superllnd U~(; ~.:G - - 0: 0.'< , Ifik"G S?..n ;:~ S.....re)" :.J.v ~}1{", &..-: Elto~~.Id.Vl-; GIS !..J.*In..r.\ ",.',J ES/:! 33 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report TOTAl BLIGHT MAP (3 out of 9) EXHIBIT A-7 L...... D s.n BemMdino CIty _ Added ...,.., 40l:hSWllllPrajed MI.. Vwnon Ccnidor ProjllCl: NorthwMt Prqed '/1 EcU'u:rnic ~ght .". Huardan Wnte Site .=. Stale eoa.liII PrcIfK1 _ ObsrTVrd Physlc.,BUghf . Unrenb'ced Muonry Buildngs UptownProied gSUblUlndardLats .. Seno\lSCode VIOi.nons 2008-11 c.ntnll ~ Wacl: Project _ Plrcm Ahct.d by defic:lltnt In now --. s.wrely oemalled Sewers _ P,ruls Im~lfld ByH_m... S~tfund 0.1: U: " t.~" -- .~el s.",~;;~S""r'e)':.;!(:.'t.,{). s.r. E....~.td:n'; GIS ~J.4t'~1;t ;...: ES,":: 34 SAN BERNARDINO MERGED AREA B MERGER &. AMENDMENTS Preliminary~ Report TOTAL BLIGHT MAP (4 out of 9) SAN BIERNAROINO JJERCEO AREA B EXHIBIT A-8 -r, ~ lfgpnd ClSlnetmardlnocny _AddedArees 4011 street Project MI. Vwnon Co/ridor Project I Northwest Project L/ Er.onomir. Blight .,.. HuardoUl 'N.nte Site C Stat. COllege Project _ Observf!:d Physical Blight . Unrelnbrc:ed Muon.)' Bui\din~ Uptown Proje~ I!i SUbstandard Lots .. Seri(IIJS Code VioIationl 2OOB-11 Centr.1 City Well ProjKl _ P.rulsAffect.d by defICient Ire low -. Seve.ely Damaged Sewers i:.l1G 0.2$ " O.~G - - 'b so..rx-.;;~ ....vI~ 1.J.Y Jf")fr!. s...~ E":~.<d.vr::. GIS !-o<,u.-lu.-:: ...'fG ES;-:~ 35 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENOMENTS Preliminary Re~)ft TOTAL BLIGHT MAP (5 out of 9) SAN BERNARDtNO JERGED AREA 8 EXHIBIT A-9 ilIlCiNi loGo"" c:J San Bemardino City Northwest Prcject L/:J Economic Blight .... Huardous Waste Sile _Addf'dArels I .....J Sl;ate CoIl!!ge Project _ Obsetved Phys.Jca1 Blight . Unrenforced Masonry Bulldln~ ~I):h Stre8 Protect _ - Uptov.n Projeet ram Substandard Lot$ .. Sfflous Code VloIalloM ZOQ8-11 Mt. Vernon Corridor Project - Central Cit)' West Project _ Parcels Affected by deficient fire flow - Srverely Dam.ged Srwer, t.,~~ O.:G I--i ........ " O.1!; ... ~n' ~oM?S.....-ey !.J.'{X'1:,. L.:: s....,'..c.'iJ'.; GIS ~....,...,....,.>W:\ ......: FS.-:" 36 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS __ _ _ _ _ __Preliminary Report TOTAL BLIGHT MAP (8 oul of 8) SAN BERNARDINO MERGED AREA B EXHIBIT A-10 Leg.nd [T- Ban Bernardino City _ Added Areas -4OIh StrNt ProjKt ~.4t. Vernon Corridor Pro.;.ct Northwest Project / ; Economic Blight ... Hazardous w.ost. Sit. -=- Stat. Col.g. Proj.ri _ Ob_TVrd Physk.' Blight . Un~nfDR.d Mlwnry Buldngs UptOwn Projec.1 I!'ii SubWlndud Lots ... Serious Code ~olatioos 2008-11 Central Ciy West Project _ Plrc.lsAtrec.ted by Mft(:lent Ir. lIow -. s.v.,.1y Olmaged S.wer, t.I:!/j O.2G " O.7/j - - 'b So'lo.,.r:\" H.'1')S"'>'e'(JU.yJ(!If). &to: h'_.~.Id.",,; GIS r...t-~~t ..:": ES'-:.' 37 CDC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER &. AMENDMENTS ~elimina_ry_ ~port TOTAL BLIGHT MAP 11 out of 9) SAN BERNARDINO t.ERGED AREA 8 EXHIBIT A.ll \P"'.... PROJeCT AREA I T]1 L........ legend c::J8an Btmilrcllno ell)' _ Added Are... 40l:h St'8" Project Mt Vernon COlridor Project NDrthw.w ProjKt V / Economic Blight .., Huudous w..t. Site U st.te CDflege Project _ Obsr~ Physic.' Blight . Unreinfon:.d M'lOnry Builcingl ,UpCown PrOjeet _ p.rcelsAfl'ected by d.fic....t ire 101'1' . Serious Cod. \Aelations 2008-11 I Cent..t City West Project _ Substllndard lots - s....erely Oamag.cl Sewers t.I:!:; o.~ ........ ..- " 0.'>(; , Vb s.o..1':."(';:~.l:""I'eY:.J.'(y!.I!. :....~ E..:.~.<d:n,; GIS !.e1M'~1;: ..:1Ii! Fsr:.! 38 TOTAL BLIGHT MAP (8 out of 91 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS _ __ _ Prelim~nary Report EXHIBIT A.12 Legend c:J 8an lIern.rdino City _ AddedAr.n I 40lh S1fHtProjecl MI. ~non Corridor Project ~ U:!5 0.:$ _ t--t " Northwnl Project /' '/ Economic B19'l1 'Y Hazardous Was" 51. State College Project _ ObgelV~ Physical Slight . Unr"ni:lfced Uuon'y Buildings Upto'o'!nProjed mSub$llllndlirdLon ... Serious Code Vialllltions 2OOS. 11 Central Clt)' Wnt Project _ Parcels Affecl&d by del'ld...t I.e low -- s.ve,.ty Dllmaged 5_.,s O.~!i ~~;-&J.(;"'*'C)':.J!i:!l)1;". ~ E..~"od."''; GIS !"....,t.ot'~-""IJ: ....Id E~.' IIik-OJ 39 CDC/2011-59 1 I I SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report TOTAL BLIGHT MAP (9 oul of 9) SAN BERNARDINO ~GEO AREA B EXHIBIT A-U CINlTY "'..........." ~ t ~~rj i .1 }_J , ~.~- ~ B \ ~..~ J 'I A Legend c::::Jsan Bernardino eMy _.A.dd.dhe.. 4Cth Street Project Mt. \felnon Corridor Project Nof1tn...st P'c;.tt / "/ Economic Blight Y ~U.tdDU" \'Wste Site t: Stall Colege Project _ ObR'nnd Physic.' Blight . Unreinforc.d MiI~nlY Buildingto Uptown ProjKt _ SuMtlnd.rd leis . Serious Code VIOlations 2008-1' Centred Cty West ProjKt _ P.rc.lsAIIKI~ by d.fictent Ire tIow - Sevlr-'Y D'm.g~ Sew.1i [ 0'2: ]~ to---<It-1 " t..~ '.,jet ~~_F4I'J?.$"'~:.J.'Y:l::1t.... t.M.~ E~.~(.td:tl. GIS :",t.a"!<TJ<for.\ ..:~ E;;.r.! 40 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report This remainder of this Section of the Report provides a detailed analysis and discussion of the physical and economic conditions of blight remaining in the Existing Project Areas and blight in the Added Areas. Below is a summary of the physical and economic blighting conditions: . A total of 741 serious code violations occurred in Merged Area B since July 1, 2008. The most prevalent types of serious code violations in Merged Area B are "Unsafe Structure" (10.1%) and "Open and Vacant" (7.2%) and "Hazardous Electrical Wiring" (6.9%). On a parcel-level basis, the number of serious code violations in Merged Area B was nearly 10% higher than in the remainder of the City. . As of April 19, 2011, nearly one half of serious code violations occurring since July 1, 2008 (47%) remain open in Merged Area B, which is significantly higher when compared to the rest of the City (only 37% of serious code violations remain open). . There are 10% more unmitigated serious code violations per parcel in Merged Area B than in the rest of the City. Approximately, one out of every 3 structures with the Added Areas (29.1%) and one out of every 6 structures within the Existing Project Areas (16.2%) exhibited conditions of deterioration and dilapidation. The Mt. Vernon Corridor Project Area is the most affected by structures with conditions of deterioration and dilapidation (approximately 35% of all structures) within the Existing Project Areas. Added Areas A and J are the most affected Added Areas with this condition, with 100% and 88.9% of structures exhibiting conditions of deterioration and dilapidation, respectively. . Over 24,000 linear feet of sewer pipes are considered "severely damaged" within Merged Area B with repair costs estimated at over $24.1 million. The Uptown Project Area, Added Areas C, Land Hare the most significantly affected by severely damaged sewer pipes. . Existing water utilities are deficient for the purposes of providing emergency water in the event of a fire in the 40'h Street, Mr. Vernon Corridor, Northwest, State College and Uptown redevelopment project areas, as well as Added Areas B, E, I and K. Up to 52% of properties within these areas are at risk from deficient fire flow. . There are 56 buildings in Merged Area B that are unreinforced masonry buildings that are susceptible to earthquakes, of which approximately 36% exhibited conditions of deterioration and dilapidation. . Large portions of the Mt. Vernon Corridor, Northwest and 40lh Street redevelopment project areas, as well as Added Areas B, F, I, K, Land M fall within a high-risk liquefaction zone. . Commercial and industrial lots that do not meet minimum lot size requirements pursuant to the City's Development Code within the Existing Project Areas and Added Areas total 36% and 17% of lots, respectively. In the Existing Project Areas, 40% of all industrially-zoned substandard lots are vacant and undeveloped. Pro forma analyses for substandard lots in the Existing Project Areas and Added Areas indicate that it is not financially feasible to develop the majority of these properties to current City standards. . Assessed valuations in the Added Areas declined between 8% and 55% from 2006 and 2010, as compared to increases of 7% City-wide, 8% County-wide, and 26% State-wide over the same time period. . Median home prices within Merged Area B declined 70% between 2006 and 2010. Merged Area B also contains 25% more homes in the foreclosure process than the remainder of the City, Added Areas C, D and H are the most significantly impacted at up to 300% higher Notices of Default issued in these areas. . Property values within a one-quarter mile radius of the Newmark Site Center water plume (affecting 55% of parcels within the State College Project Area) are approximately 89% lower than properties within a 2 mile radius. /41 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report . Merged Area B represents approximately 20% of the City's total acreage, but contains over 22% of the active hazardous waste contamination sites. Property values are impaired by the presence of hazardous waste as the cost to develop these sites increases by approximately 16% in Merged Area B . Retail, office and industrial lease rates in Merged Area B are up to 36% less than in surrounding areas. . In 2009, the crime rate (crimes per 1,000 persons) was 55% higher than the remainder of the City, 162% higher than the State of California and 139% than the national rate. Of the 10,643 Part 1 Crimes'. committed in the City in 2010, nearly 22% occurred in Merged Area B. PHYSICAL BLIGHT IN MERGED AREA B CRL Section 33031(a) describes the physical conditions that cause blight. These physical conditions are assessed in terms of their impact on the health and safety of persons in the area and the economic viability of development in the area. In order to assess physical blight in Merged Area B, data from the Field Survey, MetroScan and GIS parcel data, the City's Code Enforcement Division, the City of San Bernardino Municipal Code ("Municipal Code"), and other resources were collected and analyzed to determine what conditions may be adversely affecting the health and safety of persons in Merged Area B, as well as the adverse economic conditions that result from physically deteriorating structures. Generally, as economic conditions decline there is a corresponding lack of investment in physical maintenance of properties, which further perpetuates physical blight. Maps depicting all physical conditions in the Merged Area B are presented in Exhibits A-14 through A-22. The presence of these conditions reflects a lack of investment by property owners, who do not or cannot maintain their properties in a condition that assures the safety of persons who live and work in the area. Physical blighting conditions propagate further decline of an area and deter economic development activities by private investors. CRL Section 33036(a) declares that conditions of blight further perpetuate obsolescence, deterioration, and disuse of a property because they create a lack of incentive for landowners to reinvest in their properties while the conditions of neighboring properties go unchang~. Ie Part 1 Crimes include aggravated assault, burglary, criminal homicide. forcible rape, robbery, theft, and vehicle theft. 142 SAN BERNAROINQ MERGED AREA B MERGER & AMENDMENTS _ _ ~_Prelimin~ryReport MAP OF PHYSICAL BLIGHT (lout of 9) SAN eERNARDfNO MERCED .&R!A. e EXHIBIT A-14 Legend DSln8.emlrdlnoCllly _ AddodAl.as 40ttl SW..t PrgjMl Ml. v.mon Cotridor Pfo;.cll Ngrtl1'11n1 Proj.ct _ Observed PhysJcfH 81lght A. S.nOl.lS CoiM VIOlation" 2008-11 'Stlt. COllag8 Proj6et riiIJ Substandard lot" O.maged Sewrr Unn Uptown Projed _ Pare.l! Affected by deftcienl Ire low - S.".,. Central City ~II Pro;.cl . Un,...inbcN Mnonry Bujldin~ - Moderata t :'~IiO~ ,.....,..... o.~ ,.. .. , I:'ilo;~ SQ",r:e_ ~.~ ~....~ :.,I.y Jr.'fI:, .:...~ E....'.~.<d.'Il':. GIS !4PJ.4r'~_;1 ~:": €SR! 43 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER &. AMENDMENTS ~reliminary_Report MAP OF PHYSICAL BLIGHT (2 001 of 9) SAN BERNARDINO M9GED AAU It EXHIBIT A.15 ~ :;>.1 ' i..-Ii .' I' &~. -'; '>.J j , ':.c ~ -- ,,j /"~ . Legend c::J San Bern_ding CKy _Added AI.., 40th Sh..t ProjKl _ MI. Vtirnon Conidof Projlld"" Northwest Project _ Obsen>ed Physical Slight .. Serious Code \11018.110111 2OQ8..11 Stat. College Project. _ SloOstandMt Lot!. Demaged 8ew~ Linn U~ PrgjKt _ P.ceb Affected by defic:lent Ire flow - s....... Centrlll City Wftt Prq.cl . Unteinforced MuonI)' ButIdm~ -- Moderate C U:?li o.~ I--t t--1 0: ." , III~ ~n' ~.-n .......~y 1<J." ~}1;}. ::-: E...."1,..od.'IY; GIS !:.o""",w_~( ..:~ E~"l! 44 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS _Preliminary Report MAP OF PHYSICAL BLIGHT (3 out 019) SAN aERNARDINO M!RGEDAAEA B EXHIBIT A.16 '" .,,~~ .- ~I''' _..... ." ... , ....) " .... ...., I' ., (d!; ../1 ~ {.--.../ I ( l ~ ~ Legend C:J San Bernardino City _Add.dAre., 40th Street PrDjiKt Ml, "-man Corridor Prq.er NorthwKt Project _ Observed Physical fJligIrt " S..nOU'i. Cod. Viol,tionlo 2008-11 , Stllte Coll~ Project lIIiiI!:I Sub-1ota"d.rd lDl:s Damag.d s.w... Lines UptQ'#m Project _ Percell Affected by de-tdent Ire flo'N -- 5,,,,,.,.. C;"lhl City ....." Project . U"rei'1forud Nuonry Buildings -- Moderat. o .~: J r. -- H t.'c:; "-40:1 So>..o~ ~"""S:"'l'eY:.J"Y:J."'''. <..:: E.,::,.id.v,o; GIS r...,.,.....~...."l ..:to: E~"! 45 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENOMENTS Preliminary R~port MAP OF PHYSICAL BLIGHT (4 out of 9) SAN .iRHARDINO MERCED ARIA. El\HIBIT A-17 Loge'" c:J San Bernardino City Norttr.rr.oest Project _ Observed Physical alight .. Serious Code VlOIitions 2006-11 _ Added.Aren I State Colege Prc;etl riIJ Submndud Lots O.maged Sewer Linn 40ltl Strut ProjKt _ UptCMt'l pro;.C! _ ParcelsAtlet1td by deftclene Ire now ..- Sever' fAt Vernon Corridor Prcject r- Central City West Projeet . Unremoreed Muonry Building, - Moderate [ U~G C.2\; ~ t--l " 0.16 , Vb ~1'X'~S......-ey:.J.Y:J"';), s...~ E.....r'.ldf<l-; GIS !MJ.Mo'la-.: .....: ES,":! 46 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS PreUmina_rt Report MAP OF PHYSICAL BUGHT (5 out of 9) SAN Bl!:RNAROINOWERGEOAREA8 EXHIBIT A-IS elM ~g.nd c::J San Bernardino CUy _Added.Aren r 40th Strut ProjKt Mt. Vemon Corridor Projeet Northwest Proj~tI _ Observed PhYlSical Bliaht ... Serious Code VIOlations 2008-1 t State Colege Project _ Substandard lots Damaged Sewer Linn Up10\W1 pro;.c:t _ Parcels Anec:1ed by' dellQienllre now - Sev.... Central CityWe't Projec;t . Unrernorced MiI50nry Buill:ing$ - Moderale c :.12ii o.~ ..-.. .......-t 0: D.'ii lfilo;-Oi So'Nf':'('~'')''''<'eY;.J.Y:J.'';J. s.",;, E....~,.<d:<r; GIS !..JA'ilu.-t ..:/OJ E~"I! 47 CDC/2011-59 MAP OF PHYSICAL BLIGHT (6 out of 9) SAN 6f:RNAROINO lII!:RGED AR!A B . 1M Leg.... CJ S.n Bernardino City _ Added Aren I 40th Strut Proj.ct lAt. Vernon Corridor Project I SAN BERNARDINO MERGED AREA B MERGER &. AMENDMENTS _~reliminary_R~port EXHIBIT A.19 as Nol'thwesl Project _ Observed Phys;cal Bright ... SeriDU1l Code VlOlillions 200~1' · StOlte Colege Project r:iiI!I Sub~ndlrd Lois Oamaged Sewer Lines Uptov.n Projtct _ Parcels Aneeted by< deficient fire flow -- Severe ~ntral CityWnt Pro~ct . Unrllmorced Mnonry Builcing$ - Moderate U::li 0.2(, .', " ........ .......-t ,.. s.?;f":'(' t;;*'!f"J ,!:....'t.~ :.J.y;rJ':'. ~:: E....;...-d.'f.J:; GIS r...,w.'W}<OJl( II':.c. ESt:: 48 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS _ Preliminary Repo~ MAP OF PHYSICAL BLIGHT (7 out of 9) SAN al!RNARDINO MERGED AREA 8 EXHIBIT A-20 r """..... PROJECT AREA fiNI .- ., legend c:JSanBemardlno City _AddedAren r 40th Strut Project Mt. Vernon Corridor Project Northwest Prqect _ Observed PhYSK;'" Blight ... Seriou5 Code VlOIillions 2008-11 State Colege Prqect fiIIJ Submndilrd Lets O.m..ged Sewer Lines Uptown PrDject _ Parcels AneCled by dellelentlre now - s.v.r. Ctontl'll City West Project . Unremorud MiI50nry Buildngs - Moderale c.l:!li o.~ - - " 0-" , tliIc'lo S'l..of:l:';"'~';""'''W:.J.y~'r,:'. ~:: E.."1I..<d~,; GIS !-"'.......!or~l <1':": ES,:.! 49 CDC/2011-59 MAP OF PHYSICAL BLIGHT (8 out of 9) SAN IEJIUoIAIltDINO MERGED AItIA. ~.nd o San Bernardino Qty _AckledAren .4Oth Str..t Projed MI.. Vernon Coniclor Project - SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Pre~m.!-n~ry Report EXHIBIT A.21 No~st Project _ Observed Physical Slight ... Serious CodeVioIalions 2008-11 r ~St4rte Colege Project 11II St,bg;andardlotl Damaged Sewer Un" UptOlM'l Pro;.ct _ Parcels Ati!eted by dflelenl fire now - ~ntrIICityWesl:PI'Oie'!;1 . UnremorcedMar.onryBuilding$ C t.1Z(i &.:<i 1--1_ " 0.'(; .'" SQ...~,:~,O;""<'eYJ.).'1:','1;', s..-~ E""",..-d.= GIS !Ao~!<:r.'llOn! ..!.t ESi;;! 50 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS ~_ ~etiminary_Repo~ PHYSICAL BLIGHT MAP (9 out of 9) SAN BERNARDINO ~RC!D AREA B EXHIBIT A.22 vlcl~t- I 3 L>i ,1 . I ~ I I ~ ~ III ~~ v-- Ii- .."";lII1\OIIIV { , )l A Lagend CJ San Bernardino C"y _AddedAre<l$ I 40th Sh~t Projl!d tAt. Vernon Corridor Proj@Ct Northwest Project _ Observed PhySlcs/8Ught ~ Serious Code Vlofation$ 2008-11 L. I sr<lhl Colege Projec:t _ Sub5l1in~rd Len Damaged Sewer UtK Uptown Pro}eel _ Parc:.IsAn.cted by deficient f....now - Severe Cenlral C1tyWest Projeot . Unreinfornd Masonry Bulding$ - Moderale 0'2: J:Z: " C.~li ................ "4~1 !i<)"m~,<;:......-et':';,'f';f.'T.:.. ~': E"':!I.~:<I~ GIS r:.........lm"""": "'....: ESll.' 51 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Unsafe and Unhealthy Buildings Pursuant to the CRL, the condition of buildings in which it is unsafe or unhealthy for persons to live or work may be caused by serious dilapidation and deterioration brought about by neglect, serious building code violations, construction that may be vulnerable to damage from seismic or geologic hazards, and faulty andlor inadequate water and sewer utilities. , ., Serious Code Violations Pursuant to CRL Section 33031(a), serious violations of local or state codes are a cause of unsafe and unheaithy buildings for persons to live or work. Buildings and structures that do not meet current uniform building requirements, or other locally mandated codes ensuring human health and safety, pose a threat to the workers, patrons, and residents of an area. Serious code violations, whether building' code violations or other municipal code violations, can pose a threat to the safety and welfare of the community and are indicative of physical blight in an area. The City of San Bernardino Code Enforcement Department ('Code Enforcement") inspects buildings and properties to determine whether the property's physical and environmental conditions conform to the City's Municipal Code ("Code"). The purpose of the Code is to provide minimum standards to safeguard life or limb, health, property and public welfare by regulating and controlling the design, construction, quality or materials, use and occupancy, location and maintenance of all buildings and structures within the city. 17 Generally, the code enforcement system is complaint-based, meaning that code enforcement officers respond to code compliance complaints rather than proaclively seeking code violations. While regular patrols are not scheduled, officers will initiate new cases for obvious offending properties as they travel to other inspections. Upon receipt of a complaint, a code enforcement officer will make a site visit to detenmine if a violation exists. If a violation exists, the property owner or responsible party will receive a violation notice and must correct the problem within a specified time period. The period varies with the type of violation cited: Failure to correct the problem results in remedial or punitive action. As is the case with many jurisdictions, code enforcement officers respond to complaints and issue citations only when the violation is significant enough to pose a threat to public welfare. ' ~. Additionally, the Code Enforcement's Rental Inspection Program requires that every leased or rented single- family home, duplex, or triplex rental property in the city be inspected at least once a year to ensure tenants and landlords of residential rental properties comply and maintain with applicable city codes and laws. Table A-5 on the following page outlines all code violations, serious or otherwise, that occurred in renter occupied residential properties in Merged Area B. Code Enforcement staff noted that rental properties account for a disproportionately high percentage of neighborhood code violations diverting staff time and negatively impacting surrounding properties. Table A-5 shows that while rental properties represent 45% of all Merged Area B properties, 80% of all the code violations that have occurred since 2008 have been on rental properties. This data provides a clear indication that Code Enforcement staff spend a disproportionately high amount of time and resources monitoring rental properties in Merged Area B. 17 San Bernardino Municipal Code Section 15.04.015 (2009) 152 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Rental Properties With Code Violations Table A-5 San Bernardino Merged Area B Renter Occupied Renter Occupied Total Parcels Residential Residential With Code Properties With Area Total Parcels Property % Violations Code Violations % Merged Area B 9,858 4,399 45% 5,627 4,475 80"10 Existing Project Areas 7,692 3,142 41% 3,062 2,234 73% 40th Street 227 94 4'% 302 222 74% Central City West 8 0 0% 0 0 0% MI. Vernon Corridor 1,437 30' 2'% 205 174 85% Northwest 1,460 58' 40% 748 822 83% Stale College 3,431 1,912 56% 857 825 73% Uptown 1,129 254 22% 950 59' 62% Added Areas 2,166 1,257 58"/" 2,565 2,241 87% Added Area A 5 1 20% 0 0 0% Added Area 8 21 13 62% 17 '5 88% Added Area C 107 48 45% 129 86 68% Added Area 0 70 47 67% 42 33 79% Added Area E 660 410 62% 860 760 88% Added Area F 180 90 56% 133 12' 91% Added Area G 37 6 16% 17 9 53% Added Area H 118 69 58% 162 149 92% Added Area I 416 254 61% 513 440 86% Added Area J 36 26 72% 78 78 100% Added Area K 236 104 44% 140 112 80% Added Area L 7' 50 70% 235 235 100% Added Area M 32 23 72% 43 43 100% Added Area N 197 116 59% 196 158 81% Source.' San Bernardino Code Enforcement Department; San Bernardino County Assessor Records Accessed Through Metroscan Information Services On NovemberJJ,2010 Code Enforcement provided RSG with a li5t of code violations ob5erved by code enforcement officers throughout the city from July 1, 2008 through April 19, 2011. Code Enforcement has defined over 120 classifications of violations, ranging from improper placement of trash receptacles to structures that are unfit for human occupancy. Of these, 56 classifications, or less than one half of all violation types, are related to actual safety and/or structural integrity of a building, posing a threat to the safety and welfare of the community and are considered to meet the standard of a "serious code violation" pursuant to the CRL definition of blight. Only those code violations that affect the safety of a structure or the safety of those who may use the structure were included in the following analyses. Violations that merely caused an eyesore or inconvenience (e.g. animals, construction hours, nuisance, shopping carts, tree cutting) were not included as seriou5 violations posing a threat to safety and welfare. A complete listing of all Code Enforcement violation clas5ifications can be found in Appendix 2. Properties in Merged Area B exhibited 40 of the 56 serious violation classifications, these 40 are described in Table A-5. 1---s3 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report . I Descriptions of Code Violations That Affect Health and Safety ("Serious Code Violations") San Bernardino Merged Area B TABLE A-6 VIOLATION TYPES II DESCRIPTIONS I I Abandoned Building Buildings which are abandoned, partially destroyed, or permitted to remain unreasonably in a state of partial construction. Collapsing I Detaching Whenever any portion or member or appurtenance thereof is likely to fail, or Structure to become detached or dislodged, or to collapse and thereby injure persons or damage property. Condition of Structures All improvements on the property, including, but not limited to buildings, garages, carports, porches, gates, fences, doors, windows, roofs, gutters, signs, permanent or temporary structures, stairs, handrails, retaining walls and trash enclosures shall be painted I preserved and maintained in good repair and condition. (the only violations of this category that have been included in this analysis are roofs in significant disrepair) Damaged Exterior Wall I Broken, rotted, split or buckled exterior wall coverings or roof coverings. Roof Coverings Damaged Supporting & Whenever the building or structure, exclusive of the foundation, shows 33% Non-Supporting Members or more damage or deterioration of its supporting member or members, or 50% damage or deterioration of its non-supporting members, enclosing or outside walls or coverings. Dampness of Habitable Dampness of habitable rooms. Room Defective or Deteriorated Members of ceilings, roofs, ceiling and roof supports or other horizontal Roof members, which sag, split or buckle due to defective material or deterioration. Defective or lack of Defective or lack of weather protection for exterior wall coverings, including Weather Protection lack of paint, or weathering due to lack of paint or other approved protective covering. Deteriorated I Defective Members of walls, partitions or other vertical supports that split, lean, list or Supporting Members buckle due to defective material or deterioration. Defective or Ineffective Deteriorated or ineffective waterproofing of exterior walls, roof, foundations or Waterproofing fioors, including broken windows or doors. Deteriorated, Crumbling, Deteriorated, crumbling or loose plaster. or loose Plaster 154 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Egress Windows Minimum The minimum net clear opening height dimension shall be 24 inches (610 Dimensions mm). The minimum net clear opening width dimension shall be 20 inches (508 mm). The net clear opening dimensions shall be the result of normal operation of the opening. Faulty Materials of The use of materials of construction, except those which are specifically Constructions allowed or approved by this code and the Building Code, and which have been adequately maintained in good and safe condition, shall cause a building to be substandard. Fire Hazard - Per Fire Whenever any building or structure, because of obsolescence, dilapidated Marshall condition, deterioration, damage, inadequate exits, lack of sufficient fire- resistive construction, faulty electric wiring, gas connections or heating apparatus, or other cause, is determined by the fire marshall to be a fire hazard. General Dilapidation or General dilapidation or improper maintenance. Improper Maintenance Hazardous Electrical Electrical wiring which was installed in violation of code requirements in effect Wiring at the time of installation, or electrical wiring not installed in accordance with generally accepted construction practices in areas where no codes were in effect or which has not been maintained in good condition, or which is not being used in a safe manner shall be considered substandard. Hazardous Mechanical Mechanical equipment which was installed in violation of code requirements Equipment in effect at the time of installation, or mechanical equipment not installed in accordance with generally accepted construction practices in areas where no codes were in effect, or which has not been maintained in good and safe condition, shall be considered substandard. - The property owner shall take immediate action to correct the substandard condition. Hazardous or Insanitary The accumulation of weeds, vegetation. junk, dead organic matter, debris, Premises garbage, offal, rat harborages, stagnant water, combustible materials and similar materials or conditions on a premises constitutes fire, health or safety hazards which shall be abated in accordance with the procedures specified in Chapter 11 of this code. 155" CDC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Hazardous Plumbing Plumbing which was installed in violation of code requirements in effect at the time of installation or plumbing not installed in accordance with generally accepted construction practices in areas where no codes were in effect, or which has not been maintained in good condition, or which is not free of cross-connections or siphonage between fixtures shall be considered substandard, - The property owner shall take immediate action to correct the substandard condition, If necessary, the property owner shall obtain permits to rehabilitate the structure(s) and make all necessary corrections. Illegal Use I Occupancy No building or structure shall be used or occupied, and no change in the existing occupancy classification of a building or structure or portion thereof shall be made until the building official has issued a certificate of occupancy therefore as provided herein. Issuance of a certificate of occupancy shall not be construed as an approval of a violation of the provisions of this code or of other ordinances of the jurisdiction. Improper Occupancy All buildings or portions thereof occupied for living, sleeping, cooking or dining purposes which were not designed or intended to be used for such occupancies shall be considered substandard. , Inadequate Exits Except for those buildings or portions thereof which have been provided with adequate exit facilities conforming to the provisions of this code, buildings or portions thereof whose exit facilities were installed in violation of code requirements in effect at the time of their construction or.whose exit facilities have not been increased in number or width in relation to any increase in occupant load due to alterations, additions or change in use or occupancy subsequent to the time of construction shall be considered substandard. Notwithstanding compliance with code requirements in effect at the time of their construction, buildings or portions thereof shall be considered substandard when the building official finds that an unsafe condition exists through an improper location of exits, a lack of an adequate number or width of exits, or when other conditions exist that are dangerous to human life. Inadequate Fire Protection Buildings or portions thereof shall be considered substandard when they are not provided with the fire-resistive construction or fire-extinguishing systems or equipment required by this code, except those buildings or portions thereof that conformed with all applicable laws at the time of their construction and whose fire-resistive integrity and fire-extinguishing systems or equipment have been adequately maintained and improved in relation to any increase in occupant load, alteration or addition, or any change in occupancy. 156 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Incomplete Demo / Whenever any portion of a building or structure remains on a site after the Abandoned Structure demolition or destruction of the building or structure, or whenever any building or structure is abandoned for a period in excess of six months so as to constitute such building or portion thereof an attractive nuisance or hazard to the public, Infestations of Insects, Infestation of insects, vermin or rodents as determined by the health officer. Vermin, or Rodents Insufficient Roof / Ceiling Members of ceilings, roofs, ceilings and roof supports, or other horizontal or Their Supports members that are of insufficient size to carry imposed loads with safety. lack of Heat Lack of adequate heating facilities. - Dwelling units are required to have heating facilities capable of maintaining 70 degrees Fahrenheit at a point three feet above the floor in all habitable rooms. The property owner must repair or replace the existing heating facilities to meet code requirements. Failure to do so within 72 hours from the date of this notice may result in the removal of the occupants. The property owner shall take immediate action to correct the substandard condition. lack of Hot & Cold Water - Lack of hot and cold running water to plumbing fixtures in a dwelling unit or Home lodging house. - Water service is required in all occupied units for dwelling/residential purposes. Failure to restore water service within 72 hours from the date of this notice may result in the removal of the occupants. Maintenance of Structures Buildings and structures, and parts thereof, shall be deemed in a safe and sanitary condition. Devices or safeguards which are required by this code shall be maintained in conformance with the code edition under which installed. The owner or the owner's designated agent shall be responsible for the maintenance of buildings and structures. Open & Vacant Unsafe structures shall be taken down and removed or made safe, as the building official deems necessary and as provided for in this section. A vacant structure that is not secured against entry shall be deemed unsafe. Plumbing System All plumbing systems, materials, and appurtenances, both existing and new, Maintenance and all parts thereof shall be maintained in proper operating condition. All devices or safe-guards required by this code shall be maintained in conformance with the code edition under which installed. 157 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Potential Collapse Hazard Whenever the building or structure, or any portion thereof, because of (i) dilapidation, deterioration or decay; (ii) faulty construction; (iii) the removal, movement or instability of any portion of the ground necessary for the purpose of supporting such building; (iv) the deterioration, decay or inadequacy of its foundation; or (v) any other cause, is likely to partially or completely collapse. Prohibited Home The following list presents example uses that are not incidental to nor Occupation Uses compatible with residential activities, and are prohibited: (1) Barber and beauty shop; (2) Businesses which entail the harboring, training, breeding, raising, or grooming of dogs, cats, or other animals on the premises; (3) Carpentry and cabinet making; (4) Medical and dental offices, clinics, and laboratories; (5) Mini storage; (6) Repair, fix-it, or plumbing shops; (7) Storage of equipment, materials, and other accessories to the construction and service trades; (8) Vehicle repair (body or mechanical), upholstery, and painting; (9) Welding and machining; and (10) Any other use determined by the Director to be not incidental nor compatible with residential activities. Rodent and Vermin Property shall be free from infestation of termites, insects, vermin or rodents. Control Sewage Improved property shall be properly connected to a sewage disposal system or a sanitary sewer and free from sewage seepage. Structural Damage Whenever any portion thereof has been damaged by fire.~arthquake, wind, flood or by any other cause, to such an extent that the sttuctural strength or stability thereof is materially less than it was before such catastrophe and is less than the minimum required of the Building Code for new buildings of similar structure, purpose or location. Unfit for Human Whenever a building or structure, used or intended to be used or intended to Occupancy be used for dwelling purposes, because of inadequate maintenance, dilapidation, decay, damage, faulty construction or arrangement, inadequate light, air or sanitation facilities, or otherwise, is determined by the health officer to be unsanitary, unfit for human habitation or in such a condition that is likely to cause sickness or disease. Unsafe for Intended Use Whenever, for any reason, the'building or structure, or any portion thereof, is manifestly unsafe for the purpose for which it is being used. 158 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Unsafe Structure Structures or existing equipment that are or hereafter become unsafe, insanitary or deficient because of inadequate means of egress facilities, inadequate light and ventilation, or which constitute a fire hazard, or are otherwise dangerous to human life or the public welfare, or that involve illegal or improper occupancy or inadequate maintenance, shall be deemed an unsafe condition. Unsafe structures shall be taken down and removed or made safe, as the building official deems necessary and as provided for in this section. A vacant structure that is not secured against entry shall be deemed unsafe. Unsafe Walking Surface Whenever the walking surface of any aisle, passageway, stairway or other means of exit is so warped, worn, loose, torn or otherwise unsafe as to not provide safe and adequate means of exit in case of fire or panic. - Immediately repair or replace all damaged surfaces, and if necessary, the property owner shall immediately secure the property to prevent injury, obtain permits to rehabilitate or demolish the structure(s) and make all necessary corrections. Table A-7 on the following page shows a summary of the number of serious violations per 1,000 parcels in Merged Area B compared to the rest of the city to determine the impact of serious violations on the community. Higher violations per 1,000 parcels translate to higher concentrations of health and safety threats in an area. Both open and closed cases were examined to provide insight on the magnitude of open violations and provide a historic perspective of closed violation cases. j59 COC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Repo~ Summary of Serious Code Violations Since July 1. 2008 Table Aa7 San Bernardino Merged Area B Total Open Closed %ot Total Violations Violations Violations Remaining Area Serious Per 1,000 Open Per 1,000 Closed Per 1,000 Open Area Parcels Violations Parcels Violations Parcels Violations Parcels Violations Meroed Area B 9,858 741 75.2 350 35.5 391 39.7 47% Existing Project Areas 7,692 446 58.0 222 28.9 224 29.1 50% 40th Street 227 03 277.5 52 229.1 " 48.5 '3% Central City West . 0 00 0 0.0 0 0.0 0% Mt Vernon Corridor 1.437 75 52.2 43 29.9 32 22.3 57% Northwest 1,460 72 49.3 37 25.3 35 24.0 51% State College 3,431 10. 30.9 3. 10.5 70 20.4 34% -U;;t~;;..;~_n 1,129 130 115.1 54 47.8 76 67.3 42% Added Areas 2,166 295 136.2 128 59.1 167 77.1 43% Added Area A 5 0 0.0 0 0.0 0 0.0 0% Added Area B 21 2 95.2 1 47.6 1 47.6 50% Added Area C 107 21 198.3 0 0.0 21 196.3 0% Added Area D 70 15 214.3 . 85.7 . 128.6 40% Added Area E ..0 " 122.7 37 58.1 44 66.7 ..% Added Area F 160 13 81.3 11 (18.8 2 12.5 ~~ Added Area G 37 1 27.0 0 0.0 1 27.0 0% Added Area H 118 28 237.3 13 110.2 IS 127.1 ..% Added Area I 416 45 108.2 16 38,5 29 (19.7 3.% Added Area J 3. 8 222.2 5 138.9 3 83.3 63% Added Area K 23. 16 67.8 10 42.4 . 25.4 63% Added Area L 71 47 6(12.0 16 225,4 31 434,8 34% Added Area M 32 1 31.3 1 31.3 . 0.' 100% Added Area N 197 17 se:,3 12 80.9 5 25.4 71% City of San Bernardino 44,222 3,160 71.5 1,175 26.6 1,985 44.9 37% Excludino Meroed Area B '. Source: San Bernardino Gode Enforcement Department 8S of 4-19-2011 A total of 741 serious code violations occurred in Merged Area B from July 1, 2008 to April 19, 2011. As of the April 19, 2011, 47% (or 350 serious violations) remain open in Merged Area B posing a threat to the health and safety of residents and workers. During the same timeframe, data obtained from Code Enforcement indicates that open violations in the remainder of the City have been corrected in a shorter time frame than in Merged Area B. Only 37% (1,175 violations) of serious violations remain open in the remainder of the City. The hi9her percentage of open serious violations in Merged Area B (47% in Merged Area B as opposed to 37% in the City) indicates that serious violations are requiring more time to be addressed, with these significant threats to the health and safety of the community persisting longer in Merged Area B. The most prevalent serious code violations within the Merged Area B since July 1, 2008 include the following: . "Unsafe Structure" - 10.1% (75 out of 741) of serious.violations in Merged Area B were for structures that were deemed to be unsafe, insanijary, or deficient because they exhibited one or more dangerous hazard which put human lives at risk. Inadequate or lack of exits and! or ventilation inhibits the survival of building occupants in the vent of a fire or earthquake. Constituting a fire hazard greatly increases the risk to building occupants. . "Open and Vacant" - 7.2% (53 out of 741) of serious violations in Merged Area B were for structures that were vacant and did not have the ability to prevent illicit entry. A structure that is not secured against entry allows unknown entities to damage and debilitate the structure and threaten the safety of the building's future occupants. . "Hazardous Electrical Wiring" - 6.9% (51 out of 741) of serious violations in Merged Area B involved wiring. that posed significant safety threats. Dangerously exposed wires from light fixtures, outlets, or [60 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report fuse boxes can easily electrocute building occupants or potentially ignite fires. Poorly wired additions or appliances are susceptible to shorts and can easily ignite fires as well. . "General Dilapidation or Improper Maintenance" - 5.9% (44 out of 741) of Merged Area B serious violations occurred in structures where doors, windows, fire extinguishers, sprinkler systems, heating systems, emergency exits, and interior stairwells were broken, unusable, or blocked. These violations prevent escape or relief in times of emergency and put building occupants at serious risk. . "Hazardous or Insanitary Premises" - 5.0% (37 out of 741) of serious violations in Merged Area B involved the accumulation of weeds, vegetation, junk, dead organic malter, debris, garbage, offal, rat harborages, stagnant water, combustible materials and similar materials or conditions on the premises such that structures and their inhabitants were subject to health, safety, and/or fire hazards. Merged Area B contains 35.5 open serious violations per 1,000 parcels, or approximately 33% more code violations than the remainder of the city (26.6 open serious violations per 1,000 parcels) on a parcel-level basis." In other words, there are 33% more unmitigated, serious code violations per parcel in Merged Area B than in the rest of the City. This higher concentration of open violations suggests that property owners are more likely to neglect repairs to properties in Merged Area B, which is likely related to the lower income levels of residents and significant depreciated property values in Merged Area B. This type of property neglect can cause negative perceptions about the area, coupled with depreciated property values, and discourage property owners from repairs or improvements, which incites even further neglect as property owners do not believe there would be value in maintaining their properties. Parcels Affected With Serious Code Violations Table A-8a San Bernardino Merged Area B Existing Project Added Added Added Added Added Added Added Areas Area A Area B AreaC AreaD Area E Area F Area G Total Serious Code 446 0 2 21 15 81 13 1 Violations No. of Affected Parcels 191 0 2 10 6 39 7 1 % With Structures Older 71% 0% 100% 80% 83% 95% 86% 0% Than 25 Years % With Structures Older 71% 0% 100% 30% 67% 92% 86% 0% Than 50 Years Added Added Added Added Added Added Added Area H Area I Area J Area K Area L Area M Area N Total Total Serious Code 28 45 8 16 47 1 17 741 Violations No. of Affected Parcels 14 24 5 9 17 1 7 333 % With Structures Older 93% 92% 80% 89% 88% 100% 100% 83% Than 25 Years % With Structures Older 93% 83% 20% 89% 76% 100% 100% 79% Than 50 Years 18 To compare the magnitude of violations across the two different areas, the number of violations in each area was divided by the number of parcels of each respective area. [61 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Additionally, as described in the deterioration and dilapidation section of this Report, there is an identifiable correlation between the age of a structure and the cost and difficulty to maintain the structure. This is evidenced by the code violation data provided in this section. Specifically, as shown in Table A-8a, of the buildings that have had serious code violations since 2008, 71% of the Existing Project Area buildings and between 80 and 100% of buildings in the Added Areas are older than 25 years of age. Within Merged Area B, many of the Added Areas show significant concentrations of serious code violations. Added Areas B, C, D, E, H, I, J, L, and N (9 out of 14 Added Areas) have rates of total serious violations ranging from 86 to 662 serious violations per 1,000 parcels, which is up to 814% greater than the rest of the City. Two other areas, Added Areas F and K, had similar rates of total violations as the rest of the City but had 111% and 59% higher rates of open serious violations (68.8 and 42.4 per 1,000 parcels, respectively) than the rate of open serious violations in the City. The relative small size of the Added Areas may magnify the concentration of the code violations, but the small size also intensifies the effects that each serious violation has on the perceptions of the area. The 741 serious violations in Merged Area B occurred on 333 parcels. Table A-8a outlines the number of affected parcels and the age of respective buildings in the Existing Areas and each of the Added Areas. State College Project Area Between July 1, 2008 and April 19, 2011, the State College Project Area contained 106 serious code violations with all but two occurring on residential properties, as shown in Table A-8b. Of these, 79 serious code violations occurred in residential buildings that are older than 50 years in age, all of which are renter- occupied. In other words, 74.5% (79 out of 106) of all the serious code violations that occurred in the State College Project Area were in renter-occupied residential structures that are older than 50 years in age. This information clearly indicates a problem with aging residential buildings with absentee landlords who are neglecting repairs and improvements to structures in the State College Area, as shown in Table A-8b. Residential Buildings With Serious Code Violations in State College .. Table A-8b San Bernardino Merged Area B ';' State College % of Total Area Total Area Parcels 3,431 Total Area Residential Parcels 2,952 86.0% Total Area Serious Code 106 Total Area Serious Code Violations 104 98.1% Violations On Residential Properties No. of Affected Parcels 45 No. of Affected Residential Parcels 43 95.6% Total Serious Code Violations On Residential Properties With Structures Older 79 Than 50 Years Total Serious Code Violations On RENTAL Residential Properties With Structures 79 Older Than 50 Years Percent of Total Area Serious Code Violations Occurring In Residential Structures 74.5% Older Than 50 Years Exhibits A-23 through ,6,-25 show the locations, density, and case status of serious code violations in Merged Area B. 162 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Pre~inary Repo~ SERIOUS CODE VIOLATIONS. NORTHERN PORTION SAN BERNARDINO MERGED AREA 8 EXHIBIT A.23 I v"'''' '1" lrgmd &i!rlous CadeoVialadoM 200'-2811 ... Closed CUt, "" Open Cues CJS..n BlII'n..'dlno city 'OIh SlrHl Prcject tot. Vemon Cottidor Project Ntlllh.....ulPtojt.et ~St.leCOtlerPrvjed Uptown Pto;.ct C.ntr.1 cty Welt Pro)eCI _AaClldAr.as ""'... ",OJeCT AJtE.fo ,- ~ 0 ~~ 0 t 1--1 _ 0: ~'lcs ':1::...m.::...,:...r.:;rJ.nQ:;o;.".'"nt';,:.r..-.1'll ~v,r.!~.~.-:t.,,:......,F!'.rll 63 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS _ Prelim~nary Repo!! SERIOUS CODE VIOLATIONS- CENTRAL PORTION SAN BERNARDINO alERGED AREA 8 EXHIBIT A-24 MT. VERNON CO""IDO" ~OJICT Ala" Legend S.r>>... C* VklI.l_ 200&.2Dt1 ... J.;;.~OWG:-; .. 0'.....mG..'9. CJ SdI~,....J"o'.t .lJ'y.../flr>-...,..<:f \'!I V~'IIfl('.IT".uP''''''''J (.lllIl'!l.,....i').j..., .v,..t'....~:,.'*>d l'.lUc;';OI:>>:~"'ct;'ct ;0:'"'' ::,.i.....~!:';"'I-....tIl~.;t .......x..1f.."'I:.! 1'1 rl": n7 '" ...... - " ~ " "~ I M,,-n;. .i.... ""':I.,';)Zr; Ct.~ ~.'I,vrd"...(,i ,~~:'S Ot:.."),....~...<:'>;: ll.':(; fSRI 64 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report SERIOUS CODE VIOLATIONS - SOUTHERN PORTION SAN BERNARDINO MERGED AREA B ..-:"'-.,-. ~.. "'. '. '~''''.~'''<''' '.1 I'. 1m"";' '''t ,. """. . !. =Iii< ~.t<'?-.--= .~, . :\ ;, _' ... ,-.-~} . "'.J "110,1 i-:-"'~' A: l~k-L r-: ;- . ~-:-c ",~ ,_ NOIUHWIIT '"'" -r-n> '......fk..,.... -~... - , ,u" -:;;- ~tJl~i.'.' - . ,L-_! "! .>. BJ'''pU''u 1'1 ..OJ....... II! 11 . M.....lfU1~. HJj' , '.' '. . .~. 1- ,.., I:rl:,- ,++".&.H."'Ar " w . . . I ~ ,\\"!lJ; , .....Iy~' _::.;',:'" t- ~.:'~. Cll.,{" \ ,--' .L III r _, ,..' .1>>+11: l'-~:' zw ~ r- ,. '-" "..,...:;....., . - ~ . rtl.i- ....,J ~ ,~ ~isQ)~;lSJJ:, ..!. ~ I '.!f: I ~ ; . >l, ... ~i, J ~P,lh '\'1it'~ql .~':,~O '. i~ ~IJ. _. J.) F '"'~lo.4""-. "I;.J. I "..,. ~. . ,.j:::: AD.,.. , .; .. " ...1l -d .~~. ::J.1! ,,' ; ~: ~ '0::-' .=.1',:) ~. 'to ~ '!-!,~ : r-- . ...r TJ"" _ _ _ . I fI I.l ~ 1 '\ nl 1- ':' -4 G- U- . IA!....; ~;~ · '.. \. 'r~. ~.,: 10 .., ~",- 1'"'. I-i:l ::, -t \ ".. '-i~."l ._ i-. \-h 1J.ill~!: """,d,1-... / lJI.1 ~;T~ l -, . "",ow. JII.;il . (' Ai / / /--' 'L!q b ...J..T.... ,- n.. I ',V 'co. ~ ..8:. J cJ /;J .~t -J .r ~ ~,JA /J~~~~ "I I r I I -rr- I ~.-/i #iI~-\:." tJl,IA~ ~I_ L d '..."L.'TYWII. \l <~.~ I + ~ egen ..0J.e..... . "iE I ......."... Serious Code Violations 2008-2011 C/ ,'J":~.-~ j-1- ~~ .&. Closed Case. ~ >- " LJ .&. Open Cases .C< .uu.. .1. D San Bernardino City .lAtA /$ Uptown Project . ,. . ::::Jr~ ~ P 'I' ~Il~~ """1"" . Ml. Vernon Corrid.r Project !::: ~ ~ 40th Street Project Mr. ...... , (:: -.; ,.~~:~~a::u I~\~~ I Northwest Project '-. State Conege Project ~ I- N- J' ..J='-- i'~ 'c-I I - Central Cily West Project _ Added Area. EXHIBIT A-25 ] (:''''.1,", -- ~~ (H ~'1.1IC r"'II'f:''' [.'!'.; R......"...,;...,C/':{,'IIIJ F.-.h..'YtfTff"....t ";,'" GIS i));vlIf::,:enfs, dni! ESRJ 165 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report I I cnC/20ll-59 Df/aoidation and Deterioration Serious dilapidation and deterioration is present when the physical condition of the structure causes it to be unsafe or unhealthy for persons to live or work in. Dilapidation and deterioration can be caused by long-term neglect, deferred maintenance, and aging. For example, if exterior surfaces are not properly maintained or damaged and deteriorated, then the interior framing, interior wiring and foundation of a structure can be exposed to elements such as water. These conditions can lead to problems such as wood dry rot, rust, or severely damaged exterior building materials. Water exposure can create a perfect environment for the growth of dangerous molds, mildew and fungi which poses serious health risks to occupants. The deterioration of roofing materials, eaves and overhangs, doors and windows can also weaken the frame of a structure and further diminish the structural integrity of a building. Despite Agency efforts to eliminate blight in the Existing Project Areas, several large portions of these areas continue to show signs of significant deterioration and dilapidation resulting from long-term neglect and lack of property owner investment. Additionally, up to one third of the parcels within the Added Areas contain structures exhibiting signs of deterioration and dilapidation. This higher percentage is likely due to the fact that these areas have not had the benefit of redevelopment tools and financial assistance, as is the case with the Existing Project Areas. A possible reason for the lack of investment by property owners may be due to a limited amount of disposable income. As described in Section A of this Report, the median household income in Merged Area B is 29.1 % less than the median income for the County as a whole. As a result, residents in the Existing Project Areas and Added Areas are at a significant economic disadvantage and may not have enough disposable income to pay for improvements, maintenance, and repairs. Relationship Between Time and Repair Costs Chart A-1 r Structural failures occur --------------------------------------------7- ., e I Structure not usable ./ / ---------------------------------------------/ 1// c / / / --;---- ,. I Start of ma.tOl" failures ~~~~~~E~~~_______ Minor repair .; ~ " '" Normal wear Time in ,,"cars . Pre\'entive maintenance Total cost of major repair (C) Tolal cosl of minor repair (R) Total cost of pre\enu\c maintenance (A) PREVENTIVE MAINTENANCE (bottom line) not only costs marJ..edly less in aggregatl.' than repairing building failures. it reduces human wear and tear. A building w hose systems are always breaking OT threatening 10 break is depressing to the occupants. and that brings on another dimension of expense. This diagram is adapted from Prewn/;v(' ,\faim('llance (dBl/ild/ngs (New York: Van Nostrand Reinhold, 1991), p.3. If proper regular maintenance is not done, first minor and then major failures will result over time, as demonstrated in Chart A-1. As the cost of renovating the building goes up exponentially over the years, structural failures occur and the building cannot be recovered. However, if preventative maintenance occurs over time minor and major failures do not occur. The process of dilapidation and deterioration can be self- 166 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report perpetuating. The presence of properties that exhibit signs of deterioration may deter owners of neighboring properties from improving and maintaining their properties because it appears any benefit that might accrue to their properties will be diminished or negated due to the condition of surrounding properties. Furthermore, when conditions of deterioration and dilapidation are prevalent throughout an area, it is difficult for a properly maintained property to attract a buyer or business tenant because the area's degenerating conditions send a message of apathy to potential investors which presents risks in terms of possible decreases in property values. If these spiraling conditions continue to persist, properties can pose significant and increasing health and safety risks to any residents, workers, and patrons within the Merged Area B. Author Anthony Downs contends that: ".. .crucial to eve/}' neighborhood are prevailing expectations there about future property maintenance and other conditions. ,,19 Downs also states that each owner In an area that is deteriorated, because of a lack of maintenance, expects that other owners around himlher will not maintain their properties in the future, which will develop "negative expectations" and cause further dilapidation and deterioration in a neighborhood. Tables A-9 and A-10 summarize the deteriorated and dilapidated structures found in the Existing Project Areas and Added Areas, respectively, and they identify the specific conditions and number of instances of deterioration and dilapidation that are present throughout these areas. Summary of Deteriorated and Dilapidated Strustures In The Existing Project Areas Table A.9 San Bernardino Merged Area B 40th Central Me State Existing Observed Conditions 2 Vernon Northwest Uptown 5tr&et City West Corridor College Areas Faulty Weather Protection 9 0 88 29 0 37 163 Broken Window I Door 5 0 31 11 8 19 74 Exposed Wiring 4 0 20 12 0 7 43 Broken I Deteriorated Roofing Materiats 7 0 66 45 29 38 185 Deteriorated Eaves I Overhangs 10 0 69 80 27 35 221 Damaged I Deteriorated Exterior Building Materials 13 0 75 62 4 55 209 Damaged I Deteriorated I Missing Foundation 2 0 3 2 0 1 8 Misaligned Door / Window 0 0 0 0 0 0 0 Roof or Supports Sagging, Split, Buckled 6 0 31 29 11 19 9. Columns I Walls Split, leaning, Buckled 0 0 12 1 0 4 17 Broken I Deteriorated Chimneys 0 0 0 0 0 1 1 Substd. Ext. Plumbing 0 0 0 2 0 0 2 Substd Ext. Building Materials 1 0 10 3 0 2 16 Poorly Constructed Addition 4 0 38 13 4 21 80 Garbage I Stagnant Water I Combustable Materials 0 0 13 34 4 2 63 Outdoor Storage I Production 3 0 1 28 0 3 36 Boarded I Uninhabited Property 5 0 23 81 27 34 170 Total Observed Conditions 69 0 480 432 114 278 1,373 Parcels With 1 Observed Physical Blight Condition 13 0 69 112 62 55 311 Parcels With 2+ Observed Physical Blight Conditions 21 0 129 119 23 81 373 Total Parcels With Observed Physical Blight 2 34 0 198 231 86 136 .84 Project Area Parcels With Structures 178 5 667 913 1,895 666 4,214 "I. of Project Area Parcels With Structures With 19.1"1. 0.0.1. 34.9% 26.3.1. 4.6"1. 20.7% 16.2% Observed Phvsical Blinht 'A,oburvedduringfieldsurvey lAUobservedptlysicalbliglltingcondilionsoccurredonparcersltlalllad"leasloneslructureon the property. SOUI'l;&. Fltlk/ Surwy July 2010 II; Anthony Downs, Neighborhoods and Urban Development. 18. 167 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Summary of Deteriorated and Dilapidated Structures In The Added Areas Table A.10 San Bernardino Merged Alee B OburvedCO.,ditiona1 Added Added Added Added Added Added Added Added Added Added Added Added Added Added Added Area A Arue Ar..e AruD ArnE AruF AruG AruH Arul AruJ ArelK AruL AreaM AruN Aren FaullyWealherProlecbon 1 . 6 , 61 " 1 " 37 0 7 6 2 20 180 Broken WindoN I Door 0 0 8 . 16 1 0 0 9 1 " 6 2 0 89 ExpoaedWifing 0 1 2 0 " , 0 0 , 1 13 1 0 1 37 Broken I Delerioraled Roofing Malefials , 2 , 9 77 13 2 12 70 , 13 10 7 23 '" Deteriorllllld EeVils I Ovemangs 1 0 , 0 ... 6 1 2 37 0 13 8 , 6 126 Damaged I Deteriorated ElCteriof Building Materials 1 . 10 6 47 " 0 6 18 1 . 11 , 13 '" Damaged I Delllrioratad I MISSing Four'ldatlOn 0 0 . 0 0 1 0 1 0 1 , 0 , 0 " MiSlllignttd Door I Window 0 0 0 0 , 0 0 0 0 0 1 0 0 0 . Roof or Suppons Sagglng. Split Buckled 0 , , 0 27 , 0 7 8 0 8 1 2 6 66 Columns I Walls Split. leaning. Butkled 0 0 0 2 9 0 0 1 , 1 , 0 0 0 21 Broken I Oelenorated Chimne)'$ 0 0 1 0 0 , 0 0 1 0 0 , 0 0 . Subs!d. Ext. Plumbing 0 0 0 0 0 0 0 0 0 1 1 0 1 0 , Substd Ext Building Materials 1 0 1 0 0 0 0 0 0 0 8 0 0 0 10 POOl1y Construcled AddJtion 1 1 , 0 21 , 0 . 9 0 1 . 0 , ... Garbage I Stagnant Weier I Combusiable Malenals 0 0 , 0 8 0 0 1 0 , 6 0 , 0 " Outdoor Storage I Produ<:llon 2 2 1 0 , 0 0 0 0 0 8 0 , 0 11 8oardedlUninhllblledPror'>ftrtv 0 0 . . " 0 0 2 28 19 , . 0 0 80 TotaIObul'VedConditio"s 10 17 50 28 342 " . 83 225 31 108 ,.34 31 72 t0ll3 Parcels W'th 1 Observed Physical Bl'ght Condltlon 2 , , " " " . 18 68 20 " 9 6 11 '" Parcels With 2+ Observed Physical Blight Conditions 2 8 16 6 " 17 0 " 60 . 32 16 10 " 301 Total pflreels With Observed Physicel Blight I . . 19 20 '" 32 . 32 ". " .. 28 16 " '" Project Aree Pareets With Stl'l,letures . 17 86 " m '34 22 '" '" 27 189 " 26 '86 1,908 % of Protect Area P.reels With Strueturu With 100.0% 47,1% 22.1% 29.0% 27.5% 20.8% 18.2% 28.1% 35.2% 88.9% 24.3% 36.8% 61.5% 20.9% 29.1% Ob$lll'VedPh sie.IBli ht '....obo."'OOCI_~fteld..."'.1 '....._"'.<l~c..bhghll"llconGt>onlocc......on~c..._""""..alOM_...on!tleplopelTV s-c. "_SlIveyJdy2010 66 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report The results of the Field Survey indicate that 684 parcels in the Existing Project Areas exhibit deterioration and/or dilapidation. Of the parcels that were noted during the Field Survey as deteriorated and dilapidated, approximately 54.5% exhibited two or more serious conditions'O of deterioration. A total of 16.2% of parcels with structures, or approximately 1 out of every 6 such properties in the Existing Project Areas, were observed to exhibit serious deterioration and/or dilapidation. The Mt. Vernon Corridor Project Area contained the highest percentage of properties with this condition, with a total of 34.9% (198 out of 567 parcels) having at least on serious condition of physical blight. Of the 567 Mt. Vernon Corridor Project Area parcels with structures, 69 parcels (12.2%) had one serious condition of blight and 129 parcels (22.8%) exhibited two or more serious conditions. In the Added Areas, 556 parcels exhibited conditions of deterioration and/or dilapidation during the Field Survey, representing 29.1% of all parcels with structures. In other words, approximately 1 out of every 3 properties in the Added Areas with structures were observed to have these conditions. If each Added Area is viewed individually, between 18.2% and 100% of structures in the Added Areas are deteriorated and/or dilapidated. With the proposed Merger and Amendments, the Agency would have the authority to utilize tax increment generated from within Merged Area B to address existing blighting conditions irrespective of individual project area boundaries to help focus on areas that have the greatest need. Some of the more prevalent conditions of dilapidation and deterioration noted during the Field Survey include: . Damaaed/Deteriorated Exterior Buildina Materials: Building materials such as stucco, brick, or wood siding are used to protect a building from the elements. When these building materials are deteriorated, the building is exposed to moisture damage and the accompanying health and safety issues, such as wood rot and mold growth. During the Field Survey, 349 instances of damaged exterior building materials were observed in Merged Area B. . Deteriorated Eaves/Overhanas: Deteriorated and dilapidated eaves or overhangs can pose a serious health and safety hazard. When eaves and overhangs fall, they can cause bodily harm to occupants of a building, or those near the building. Similar to faulty weather protection, broken windows, and exposed wiring, a single instance of this condition was not considered serious deterioration or dilapidation. RSG noted this condition only when it occurred with at least one other condition. While deteriorated eaves overhangs were observed numerous times throughout Merged Area B, 347 instances were observed when this condition was coupled with other serious physical conditions. . Broken/Deteriorated Roofina Materials: The roof of a building is meant to provide protection from the elements. When the roof is deteriorating or damaged, this protection is compromised. Moisture penetration leads to health and safety issues, including the growth of mold or roof collapse. During the Field Survey, 434 instances of damaged or deteriorated roofing materials were observed in Merged Area B. . Broken Windows/Door: Glass from a broken window or door is a safety hazard for occupants of a building due to broken glass, as well as a safety risk to occupants due to exposure to the elements. Similar to faulty weather protection, deteriorated eaves or overhangs, and exposed wiring, a single instance of this condition was not considered serious deterioration or dilapidation caused by long- term neglect. RSG noted this condition only when it occurred with at least one other serious condition, as defined above. RSG observed 133 instances of broken windows/doors in Merged Area B. 20 Serious conditions are those that make the structure unsafe or unhealthy to occupy; conditions noted in the field include broken or deteriorated roofing. damaged exterior building materials, damaged/deteriorated/missing foundation, doorlwindow out of alignment. and column/walls split, leaning, or buckling. f69 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report . Faultv Weather Protection: This condition refers to a significant lack of weather protection on exterior walls, windows, or door frames. A single instance of faulty weather protection was not considered serious dilapidation or deterioration caused by long-term neglect; however, RSG noted this condition only when it occurred with another condition of serious deterioration and/or dilapidation. During the Field Survey, there were 343 documented instances of this condition in Merged Area B. . Damaoed/Deteriorated/Missino Foundation: A damaged foundation is a major structural problem. The health and safety of a building's occupants is in serious danger when the foundation is damaged, as the structure is unstable. Doors and windows that are out of alignment, leaning and buckled walls, and sagging and buckled roofs and roof supports are key indications of an unstable building. RSG observed 23 instances of buildings with damaged foundations in Merged Area B. . Exposed Wirino: The health and safety risks resulting from exposed wiring include fire or electrocution. Similar to faulty weather protection, deteriorated eaves and overhangs, and broken windows, a single instance of this condition was not considered serious deterioration or diiapidation caused by long-term neglect, RSG noted this condition only when it occurred with at least one other serious condition. RSG noted 80 instances of this condition in Merged Area B. ~ f70 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Summary of Deteriorated and Dilapidated Structures in State College' Table A-11 San Bernardino Merged Area B Observed Conditions 2 State College % of Total Broken I Deteriorated Roofing Materials 29 25% Deteriorated Eaves I Overhangs 27 24% Boarded I Uninhabited Property 27 24% Roof or Supports Sagging, Split, Buckled " 10% Broken Window I Door 8 7% Damaged I Deteriorated Exterior Building Materials 4 4% Poorly Constructed Addition 4 4% Garbage I Stagnant Water I Combustable Materials 4 4% Faulty Weather Protection 0 0% Exposed Wiring 0 0% Damaged I Deteriorated J Missing Foundation 0 0% Misaligned Door I Window 0 0% Columns I Walls Split, Leaning, Buckled 0 0% Broken I Deteriorated Chimneys 0 0% Substd. Ext. Plumbing 0 0% Substd Ext. Building Materials 0 0% Outdoor Storage I Production 0 0% Total Observed Conditions 114 100% Parcels With 1 Observed Physical Blight Condition 62 Parcels With 2+ Observed Physical Blight Conditions 23 Total Parcels With Observed Physical Blight 2 85 Project Area Parcels With Structures 1,895 % of Project Area Parcels With Structures With Observed Physical Blight 4.5% 1 As observed during field survey 2 All observed physical blighting conditions occurred on parcels that had at least one structure on the property. Source: Fielcl Survey July 2010 Due to the fact that the Agency is proposing to amend the redevelopment plan for the State College Project Area to extend the plan duration, the CRL requires that the Agency find that significant blight remains in this project area in order to accomplish this amendment. Therefore, to illustrate the presence of dilapidation and deterioration within this specific area, the instances of dilapidation and deterioration have been isolated for the State College Project Area as shown in Table A-11. Approximately 4.5% (85 out of 1,895 parcels) ofthe parcels with structures in this Project Area were observed to have conditions of deterioration and/or dilapidation. The results of the Field Survey not only reveals that the Existing Project Areas and Added Areas include deteriorated and dilapidated buildings, but also that there is a nexus between the age of buildings and the buildings that exhibit signs of deterioration and dilapidation. As summarized in Table A-12, parcels with buildings constructed in 1980 or earlier (31 years or older) constitute over 83% of the deterioration and dilapidation conditions observed during the Field Survey. Additionally, 54.9% of these properties (39 parcels with buildings 31 to 50 years old and 527 parcels that have buildings older than 50 years in age) exhibited two or more conditions of deterioration and dilapidation. It appears that as the age of structures in Merged Area 8 increase, the percentage of structures that exhibit one or more condition of deterioration and dilapidation increases as well. [71 cnC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Age of Deteriorated and Dilapidated Structures' Table A-12 San Bernardino Merged Area B Total Parcels With Parcels With Two % of Merged Area B Conditions of %of Observed Or More Observed Parcels with Age Category Deterioration Observed Deterioration % of Total Conditions of Conditions of and Conditions and Deterioration and Deterioration and Dilapidation Dilapidation' Dilapidation Dilapidation 2 Observed 0-15 Years 6 0.2% 6 0.5% 0 0.0% 16 - 30 Years 47 1.9% 33 2.7% 10 30.3% 31 - 50 Years 166 6.8% 103 8.3% 39 37.9% 50+ Years 1,884 76.7% 927 74.8% 527 56.9% No Data 353 14.4% 171 13.8% 98 57.3% Total 2,456 100.0% 1,240 100.0% 674 54.4% , As observed during field SUNey :2 All observed physical blighting conditions occurred on parcels that had at least one structure on the property. Source: Field Survey July 2010 and San Bernardino County Assessor Data Accessed Via Metroscan Information SeNice on 11/1112010 Dilapidation and deterioration is a natural phenomenon of aging structures when routine maintenance and upkeep is deferred for extended periods of time. By nature, older structures are more difficult to rehabilitate and as structures age rehabilitation becomes more expensive due to the need to bring buildings up to current building code standards. As stated in Stewart Brand's book, How Buildings Learn, What Happens After They're Built, a lack of maintenance results in buildings becoming unusable, with the threat of structural failure. Brand states that: ....due to deterioration and obsolescence, a building's capital value (and the 'rent it can charge) about halves by twenty years after construction. Most buildings you J:an expect to completely refurbish from eleven to twenty-five years after construction. The rule of thumb about abandonment is simple...if repairs will cost half of the value of the building, don't bother. " It is no surprise that a structure's condition is often directly correlated with its age. The results of the Field Survey indicate that the majority of dilapidated and deteriorated buildings are located in areas where structures are often 30 years or older. Residents, both owners and renters, may also find it difficult to invest in rehabilitation due to a limited amount of disposable income. As discussed in Section A, residents in Merged Area B, particularly in the Mt. Vernon Corridor, Northwest and Uptown project areas, as well as Added Areas F, I and L have significantly lower median incomes than the remaining area of the City. Median household income in Merged Area B is approximately 29.1 % lower than the County as a whole. The limited amount of disposable income is a possible reason for the lack of investment in properties; households with lower disposabie income are less likely to be able to pay for home improvements, maintenance, and repairs. Wrth the proposed Merger and Amendments, the Agency will have a greater financial flexibility to fund rehabilitation programs or projects within the proposed Merged Area B, and to mitigate the negative health and safety hazards that exist on properties that suffer from serious deterioration and dilapidation. Exhibits A-26 through A-28 map the locations of these deteriorated and dilapidated structures identified during the Field Survey. Structures that are seriously dilapidated and deteriorated causing unsafe and unhealthy environments for persons to live or work are generally scattered throughout the Existing Project Areas and Added Areas. . [72 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminarr ~~rt DETERIORATED & DILAPIDATED STRUCTURES. NORTHERN PORTION' SAN BERNARDINO t.'ERGEDAREA B Legend ~Deleriotafed .&OIlepicMtedStructu.rer c:::J Ban Bernardino City AOth SIr.-t Project J_4t. v.mon Corridor Projed Nor1hwe. Prqed _ 9:11I. College Pro;e<< Uptown Praj IKt C.nt,.1 City Weld Proje<t _ Added .Areas II~" II ~ t-i I--l EXHIBIT A.26 " !:t..,,;~ F~ s-............ !~~ X:.'~. ~...-; r.,,,,.c.v~ GIS ~::,.,:i""'''1 ..:.l.: !:SRI II;l"'t '.":':;roA!.:oo-..c""'cd''''.Yr}I.W!i<:.''_'I'.:'. 73 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Pre\imi~ry Report DETERIORATED & DILAPIDATED STRUCTURES - CENTRAL PORTION' SAN BERNARDINO tJERGED AREA 8 EXHIBIT A-27 IITAll cau..coII J: PROJECT ARfA -d.-/ EC ~ ~ f.. ~I?' ~/" ~ I~ ~ ,~.. "~\:\:""':t- H ~.= l...:lftTHWlIT, l ~ODID ~ill;o \\ \ \ i ~ I) PROJECT AREA Ill... . -'':Y,.''l..1i.., \ >J: ~ _ ' , . ~ u.,___ ".~_ i:\ " ,c~1.:1Il . /0'{~) ; I' "= hJ ..-IT (~ _ " ~~~:~ {! . .I~ :;-;" . .w/~ ":::: I~"", _:"', ", '''',> "- :r1 ~ ~" ~~' l".!o:".;,o:l '~.~'-~~:: ~!.' ~, <: }~1\ II'ROJI!CTAIW ~ I ~ j ~ ~ AOOIO ~ ' JTI i- ,...Jd ". i;;_ ;~l!l~j .".:' "-2 ......... ,"",,,-," =- ..... 1-, ' < I -i;r I ~:-. J i"L.. "'!RU . ' II rjlOi ':~:"', liF [~~ ~ ~:,I -~- ~ 1.~cL II' ,J EE1lH~~r~ \ "v rJ'Wi' II . "f"71 d~l....;J. . :,. .' li; w. '" -I- -;~ "f~ -1. :'Z J I ..... ~ 'L. -+ .. "--rr~ .:T=it!t :::::2 ~-?' f- L., ::1T.I-j...... J--< ?>.:; I I. I I tt'- 'fifL . I K y .... I;; i :,~. I~ "",,,'it"i'& j-d-' ~ I [;i", ~ I TC". L / F ' ....j ~ rlo..~ ~ ., 7, .. .... IClNnW.. C1lY we.,.l . tfflo"V -~:: <>to!.",..,...., MOJECT AREA . I ",.."!tlo1 ~.~,'Q' .'t!.''\''''Y , , -~.r.;;' ..I:: ~ ~~ ~ 81 11ltti II 1'11t't';' rti ~ - ~~REA ~, -H .. I'f-I -<.. --, l- ";= f- (tr LegWtd 0bHtwd DfIIfH'ioIafe,d - & DflBpidflted SUucfwes' CJ Ban Bernardino City oWth Slr-': Proi-d fAt. Vernon Corridor Project NorthwMl. A'qed J St.. eolMlg. Prajed Uptown Prq.et _ C.llt,.1City \/Vlllt PtojKt _AddlIclAteas \ '} Jib II II) -- " '" " " ~'n :;::;ut(V."~'!"'''''J~.'I';.2~':..'. fA.'l.o:;..,...u.'>X'.r,l.f:.......'M.'1.m;.JtIl.oY,...r;R, 74 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report DETERIORATED & DILAPIDATED STRUCTURES - SOUTHERN PORTIOW EXHIBIT A-28 SAN BERNARDINO MERCED AREA B J5;". ~~ ",:-,!'!' ~~ ~~.~~k~~Y' rI;~~~i;.~~~J;" . '~~~ ~ -{ "T1.~:-Jt--'I.;<~Eill!1i!li~ . 1 "< ~ ...... NORTHWEST = I,~( I .1 I' lm~ -. .' "t; t- PROJECTAREA -,i7 ':';.,/;,n!,j'H I--. 1\ ~.~. ,,'n ., . ~ 'DDtD ....... lr I! t -I" l,.L1 ~; :laI.......~. I ~ ARU , ...I'l. '-,.....~' 'DD'DI-.& "... _:. ..-- I . '1~'~ =- .,,' . s.~~ - '"f' IrIO' -~'f-;~'.\ I H - " .., ..,- ~ , . r-'. ,;.' "U"'t--' ."_ ' ,. ~ '~i ~.~~.'Ji"'Pi'l! ',-'- JJami '" ", . .~" ~~~.,;:t::Qj.1 ~ r1 h ::t. . !5:f"'. '~ :rr:;=; \ ~ U J. .. 1.t-. J ,ry' ' ~r r- 'J ~"' ~= 'Dm U'~ -.., I~""'it C ~..... ~' ., T' 'I --'1 .neA ....-. -;;:;; ,'" ~. ; " -J--r, \II _.;.: '..1 ,,'''-~. , ~,.. ."'""F ,-ii:,,-, L w=-" ,. i'i,' 'I- \,Ir~ .., ~-~. ! f.l.. :i: ,I- I r;:j ~ / : J -F:.t- - _. ....-1" Lf'1tIWN I~/ 1..1 J " ... 1,1[:: PRo.JECTAREA - ~- ....'iY _ ~I- ~ (] r; r- ~:~.~ :i.\" . JP c- . -"",:::l; 'Ii -, J I ~ /.!6J;~' M. ,1 1 - i, , r- // lr=i I-f ~: Iii _ = 1,1 CEUTRAL OTY WEST '- r ' ,,::--tl f J"IIl.-= > Li - n ~CTAREA ~' ~,~ J~ I"~ ~ 1+, ~~:r: j, ~i V~- , H~ Jii11 ~I .lou..o ~""A J -=~ r=-:, I cr~ r.l~ ,l~~ llllt~ c.,.J, ,I \ '- I' I""' -.>; " r ~J t ill "iCi<- II~ U' Legend _Observed De/eOOmted cl: Dilapidated Struc/u1lls. D San Bernardino C~y Uptown Project MI, Vernon Corridor Project 40th Street Project Northwest Project c::. State College Project - Central City West Project _ Added Areas MT. VERNON - CORRIDOR PROJECTAREA l U.':t-:'l:" .......- J~ U.:~ , U'~J ~ Not' Il~ oI;~Cf.JCi.! aUM9 ~~ s':",'1'01 tN.J1JI{;~ ~-.'H.I', f:1I/....'. ""1:" ;'11j~. $'6" S6fll<j'fi:"1) ::::$ t)f::pa,"mf::nt 6."-: ESP! 175 cnC/ZOll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report The following photos and descriptions of buildings in Merged Area B are a sampling of the buildings which showed significant deterioration and dilapidation as observed during the Field Survey. The remaining photos and descriptions of blighted buildings and properties observed during the Field Survey can be found in Appendix 1. . [76 Photograph 1 PROJECT AREA: APN: SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report DANGER - \ "., III \ It ,11 _ I~. 'ltf I:.'HFJI II. \,1111.. in - .... r....j..nu' 101'''''' .\l'Iht. \nlfOCllI'h\fIlTIP\'lilI") -- "'""-"- I'"~.",, __....,....._._...._ ..._'''......._......_.......,..,........ -~. .........-..-.....--- -...,....-- .,.... ,-. ... ~ .... .", ;fo, _..~... ..._1_.. J!,...I....""-...-._.t....-.IIH._._ .. ,- ...-,.... --....-_'.n.__..rtn..'....._.._. 0.. _.....,.,.... ~.. .... '" "''''- - -...- .....'-'.....'-..........--........--...... ''':. --_~,~': "":'...,....'.....:tl.._.!~l...... .. ..._ '.... I, ..........._. _.' ._............--.......'..._r.._. ,._...... -....""....."....-.".."....1....1 .__:::::.:.'loo.....___ '" _till. 11',,,,.,--""-"_""'. '__ ''-1"I,'~'~''IU_.. -....._,.......,. ~~~ -.-.- :ltt..'-'o ,....\...__ .....-.,....----... ... .....,lwtiM C'\~.., (_':__~I..... -"-. --..... .............. - -'....- This commercial shopping center located on Waterman Ave is boarded and vacant with a red-tagged notice posted that it is .unsafe and/or unfrt for human occupancy." The commercial building clearly exhibits health and safety risks to potential occupants. The building also exhibits multiple deficient building conditions, such as deteriorated exterior building materials and a sagging roof. - - Uptown 0146243160000 177 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Photograph 2 PROJECT AREA: APN: Uptown 0140042280000 Conditions observed at this commercial building located on North E Street included faulty weather protection and damaged exterior building materials. As depicted in the picture, this building exhibits large holes and cracks in the exterior and shows signs of deferred maintenance with of the fading and chipping paint on the upper half of the exterior walls. 178 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report - ~~ .~. .~ .. '~'" . Photograph 3 PROJECT AREA: APN: Uptown 0146233150000 This commercial building, located on East Baseline Street, is boarded-up, vacant, and uninhabited. The structure also exhibited severely deteriorated and rotting eaves and overhangs, as shown in this above picture. 179 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Photograph 4 PROJECT AREA: APN: Added Area K 0138082220000 This structure located on West 5~ Street exhibited multiple conditions of deterioration and dilapidation including faulty weather protection, broken windows, deteriorated and broken roofing materials, deteriorated eaves, and sagging roof supports. This picture depicts a large crack running along the connection between the main structure and a soft-story structure. It appears that this portion of the building is breaking off from the remainder of the structure. In addition, the picture depicts the damaged roofing materials and eaves above the soft-story structure. .. f80 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Photograph 5 PROJECT AREA: APN: Uptown 0145033260000 This commercial building on West Highland Ave has a notice posted on it that the structure is an unreinforced masonry building. The notice further states that it 'may not be safe inside or near" the building during an earthquake. f81 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Photograph 6 PROJECT AREA: APN: Added Area F 0143032360000 This picture depicts a residence with deteriorated exterior building materials and a broken window. In addition, deteriorated eaves were observed on this structure. 182 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Photograph 7 PROJECT AREA: APN: Added Area E 0268131120000 This residential structure located on North California Street is boarded-up and uninhabited. f83 Photograph 8 PROJECT AREA: APN: Added Area E 0268301170000 - CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report <'F.,'"1r1 ~T"~-.'" ... .,~ ~. .~'.". This single-family residence located on West 28th Street is boarded-up and uninhabited. 184 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report -- ----n C1 \ .' Photograph 9 PROJECT AREA: APN: Added Area E 0268314080000 This single-family residence is boarded-up and uninhabited, it also exhibits deteriorated eaves. res CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report I I :'\ , " ,., ..... .... ,- . ... ._~ .. .. .\........ .' ... ,-ltft '\;, ., \.:.... i::~. , (\.... -',,"" (. ""'; II- 1>,.t J.. .. . \ ----. ~j,"- ~~';~~~- . ............;l--" - - .. , .' 1 , " . ..... ..., .. .........t. . ~ '. . r-' r ... Photograph 10 PROJECT AREA: APN: Added Area E 0268315400000 The above picture depicts a boarded-up and uninhabited residence located at West 27th Street. The structure exhibits deteriorated eaves and exposed wiring and presents an attractive nuisance in the community. Obviously vacant and unattended, this building invites people needing a space to conduct illicit activities. Copper thieves, drug makers, or vagrants could easily occupy this structure and damage the interior to the point where it is unusable for future legitimate residents. 186 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report ;; ii; , ,w" 4to1r (~. , , ' ~ ~. l ~ . \' '".". , . ~' -, ,.I~ It, ... "\ ~.I.. , ,." ~ "t-- :, " " " 'I ... "l, , Photograph 11 PROJECT AREA: APN: Added Area E 0268392010000 This structure, located on Madison Street, exhibits deteriorated eaves, exposed wiring, faulty weather protection, and deteriorated roofing materials. The deteriorating weather protection enables further and more serious damage resulting from the elements having easy access to roof supports and interior wall insulation, affecting structural stability and interior air quality. Without rehabilitation, this structure poses both health and safety risks to the people who occupy it. 187 cnC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Photograph 12 PROJECT AREA: APN: Northwest 0269321280000 This single-family residence has a posted notice showing an FHA case number and stating it is managed by PEMCO management, meaning the house is owned by US Department of Housing and Urban Development (HUD) as a result of foreclosure and defaults on a FHA-insured loan. It is HUD's practice to sell properties such as this one in their current state as quickly as possible through the management company. with the property's market value based on the most recent appraisal. This structure is also boarded-up, uninhabited, and vacant. 188 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report ~ ~- -1' it:;... Photograph 13 PROJECT AREA: APN: Northwest 0269321100000 This picture depicts a single-family residence that is boarded-up, vacant, and uninhabited. 189 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Photograph 14 PROJECT AREA: APN: Northwest 0139062010000 This picture shows a boarded-up, vacant, and partially demolished single-family residential structure. Additionally, the property exhibited broken and deteriorated roofing materials, as well as excessive debris and combustible materials on-site resulting from the demolition, causing safety and fire hazards. [90 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Photograph 15 PROJECT AREA: APN: i 4 Uptown 0146023130000 This single family residence is uninhabited and has numerous conditions of dilapidation and deterioration, such as missing interior walls, lack of insulation, missing windows, lack of doors, faulty weather protection, deteriorated roofing materials and eaves, damaged exterior building materials, deteriorating foundation, and a sagging roof. 191 cnC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report .. ^ I J, \ ( , . J. ~ u , ... - '. '''.' /) i Y).} X;J..x:r \11 ( /, /;\ .} 'k'J ,,(" 'J.f.,'" i ;t)~ J~A~"\ ,.,1:/-.-J,.1'.,.....(") I....J- _ f X .X..t... A ,X-r.. X-,X ~_..L' },. x: 'y ,( j .0;. ,.(, ;. - ",:. '. '>'- "'. ~. ..:-...... A- .,"" I 1.... I 1- V .~ ( -I. -.:. .r_.T K' ,_J Photograph 16 PROJECT AREA: APN: 40th Street 0154242380000 This commercial retail store, located on Sierra Way, is boarded up and vacant. The roofing material is deteriorated, with broken and missing materials. The building has faulty weather protection due to deteriorated exterior building materials, The inadequate weather protection will likely further damage the building's exterior and interior, due to exposure to natural elements. 192 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report r . Photograph 17 PROJECT AREA: APN: Northwest 0143023210000 As shown in this picture, this building exhibits damaged and deteriorated exterior building materials and faulty weather protection, as well as missing and broken siding. The roofing materials and eaves are damaged and deteriorated, with missing materials throughout. f93 cnC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report '. I ..... J. i 11',:_ ;z......:___ .' - .-- --- .......-.e.'c:_...::::::.-+ Photograph 18 PROJECT AREA: APN: Northwest 0144061390000 This single-family residential building, iocated on Garner Ave, exhibited several conditions of deterioration and dilapidation, including faulty weather protection, broken and deteriorated roofing materials, deteriorated eaves and overhangs, and damaged and deteriorated exterior building materials. Additionally, the property exhibited excessive outdoor storage of vehicles and other materials, as shown in the above picture. 194 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Photograph 19 PROJECT AREA: APN: Northwest 0144142010000 This boarded-up and uninhabited single-family residential home exhibits multiple conditions of deterioration and dilapidation. including exposed wiring and deteriorated eaves and overhangs. 195 cnC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Photograph 20 PROJECT AREA: APN: Northwest 0144141210000 This dilapidated motel, located on North Mount Vernon Ave, is boarded-up and uninhabited, and has damaged and deteriorated exterior building materials. f96 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Photograph 21 PROJCT AREA: APN: Northwest 0139053080000 This deteriorated single-family residential building exhibits broken and deteriorated roofing materials, specifically a tarp has been placed over a majority of the roof to prevent water intrusion. J97 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Photograph 22 PROJECT AREA: Northwest APN: 0139061090000 This single-family residential building is boarded-up and vacant, and exhibits numerous conditions of deterioration and dilapidation, including deteriorated eaves and damaged and deteriorated exterior building materials. The property also has a no trespassing sign posted on it. 198 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report f:' - - s, " I f y _-.1 , I J Photograph 23 PROJECT AREA: Added Area E APN: 0268402010000 This picture shows a structure located on Glenview Avenue with several conditions of deterioration and dilapidation, including substandard exterior building materials. The exterior building materials include corrugated metal and plywood. Additional conditions of deterioration and dilapidation include exposed wiring, broken and deteriorated roofing materials, broken windows, and deteriorated eaves. f99 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report 1 CDC/2011-59 Faultv or Inadequate Sewer Utilities According to Section 33031(a) (1) of the CRL, faulty or inadequate sewer utilities may cause unsafe or unhealthy conditions in buildings in which people work or live. Damaged, broken, or blocked sewer lines can cause raw sewage leaks and spills which may create unsanitary conditions in the adjacent buildings and streets. Raw sewage leaks and spills which pollute groundwater sources pose significant risks to the health and safety of the adjacent community as well as the entire watershed region.21 Certain diseases, such as Norwalk Virus" or Giardiasis", can be contracted by coming into contact with or ingesting water or infected seafood that has been contaminated by raw sewage. Additionally, blocked or broken pipes can cause backflow, in many cases damaging structures, adversely affecting the interior climate and air quality of structures, and necessitating costly repairs." & 2S The San Bernardino Department of Public Services CDPS") inspects and maintains the sewer systems throughout the City. Issues related to sewer system functions are brought to the attention of the DPS either through complaints or through a proactive inspection process that seeks to inspect every sewer line in the City over a five-year period (2008-2012). The DPS has provided RSG with the inspection reports for sewer lines in Merged Area B from the last four years; these reports describe deficiencies and severity of issues encountered during both complaint-driven and routine inspections. Damage to the sewer pipes is categorized as severe, moderate, or light damage and the differences are explained below: . Severe Damage - Single or multiple instances of broken pipes, large fractures, large or medium offsets of connection joints, or significant pipe deformation that requires more than just a superficial fix and possibly a replacement of an entire pipe section. . Moderate Damage - Single or multiple instances of holes, cracks, small fractures, small joint offsets, or removable pipe obstructions that can be remediated by inserting a new pipe lining or pipe cleaning device. Moderate damage does not require pipe replacement but signifies that the.existing pipe may need to be replaced in the future. '. ' ~ . Light Damage - Single or multiple instances of small cracks, small pipe obstructions, or sagging or slightly deformed pipes that can easily be remediated through manhole access. While severe damage to sewer pipes is most pressing (sewage is literally seeping into the ground), moderately and lightly damaged pipes can only be superficially fixed so many times before they too need to be replaced. Many of the inspections showing severe damage were for pipes that had been previously inspected and had shown moderate damage, but had now progressed to severe damage due to age or lack of repair. The presence of significant damage suggests that the sewer system will need large scale investment, be it sooner or later, to provide a reliable service that is integral to City's viability. With a sub-par sewer system, businesses will be reticent to locate to or stay in the City and property values will continue to stagnate and decline. (See discussion of property values on page 157). Table A-13 summarizes the damaged sewer pipes uncovered via DPS inspections that were conducted from 2007 through 2011 in the Existing Project Areas and Added Areas. Chart A-2 and Table A-13 show the 21 Overflow Emergency Response Plan Spill Plan. City of San Bernardino. Accessed at http://www.cLsan- bernardino.ca.us/civica/filebanklblobdload.asp?Blobl D=7151 22 [nfoonation on the Norwalk Virus can be found on the California Department of Health Website - http://www.cdph.ca.gov/Healthlnfoldiscond/PageslNorovirus.aspx 23 Information on Giardiasis cim be found on the California Department of Health Website - http://www.cdph.ca.gov/Healthlnfoldiscond/PageslGiardiasis.aspx 24 City of San Bernardino Wastewater Collection System Master Plan Report. (2002). Prepared by PSOMAS for the City of San Bernardino Public Works Department. 25 City of San Bernardino Municipal Water Department Fats, Oil, and Grease (FOG) Control Program. City of San Bernardino Water Department. Accessed at http://www.ci.san-bernardino.ca.usfcivicalfilebankJblobdload.asp?BlobID=4125 [100 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report instances of all damage types by area, outline the length of affected pipes, and provide cost estimates to replace the severely damaged pipes. Summary of Damaged Sewer Pipes San Bernardino Merged Area B Chart A- 2 90.0% 80.0% 70.0% 60.0% 50.0% 40.0% 30.0% 20.0% 10.0% 0.0% . Area Pipes with light Damage . Area Pipes with Moderate Da mage . Area Pipes with Severe Damage ~<::- _\e,~ .bo(" ^.....o ~..... ~\.... ~'< ~ <.,0 ~o i:- ,,0 ..:;",< ~'-' x- ",'1> ~ " ",'1> ~ <., ",'1> ~ "'~ <'" ~ ",\ <'" ~ ~ ",'1> ~ Note: Exsting Project Areas and Added Areas not shown in Chart A-2 did not have any observed damage. Summary of Damaged Sewer Pipes Table A-13 San Bernardino Merged Area B Fntof Severet Dim. edPI . Totll Feet of Totll Feet 01 Totoll' Feet of Sev.rely %ofAre. Coat To Repl.ee Moderately %ofAr.. Ughtl)' %of Are. Olm..ged Se_r ItS1,OOOper Dllmlged s_. Dlrruoged Sewer 2007 200' 200. 2010 Sewers Pip.. foot Sew_ Pip.. Sewe... Pip.. Existing Arell 2,:"7.6 1,089.8 961.1 16,907.9 21,284.0 U% 121.214,036 1%,993.5 ~7% 7,556.4 1.6% Uplown 2.317.6 590.1 0.0 14.2n.9 17,185.6 16.4% $17,185.586 10,699.4 10.2% .,189.5 4.0% NOI1hwest 0.0 499.7 359.9 2.248.4 3,107.9 3.5% $3,107.941 1,560.1 1.8% 2,642.8 3.0% MI. Vernon 0.0 0.0 608.' 381.6 ....5 0.8% $990,509 734.0 0.6% 724.0 0_6% Corridor Added Arus 0.0 0.0 1,232.3 1.&24.2 2,856.6 ,,% S2,I",566 3,4'5.2 3.3% 4,127.4 3.8% AreaH 0.0 0.0 1.232.3 0.0 1.232.3 28_2% $1,232.331 1,143.2 26.1% 1,305.2 29.8% Areal 0.0 0.0 0.0 935.8 935.8 11.3% S935.783 1,154.5 13.9% 1,416.8 17.1% AreaC 0.0 0.0 0.0 688.5 688.5 8.9% 5688,451 1,197.5 15.4% 603.4 7.8% AreaF 0.0 0.0 0.0 0.0 0.0 0.0% SO 0.0 0.0% 350.0 4.2% AreaJ 0.0 0.0 0.0 0.0 0.0 0.0% SO 0.0 0.0% 237.0 18.1% AreaK 0.0 0.0 0.0 0.0 0.0 0,0% SO 0.0 0.0% 215.0 2.3% Merged Area a 2,317.6 1,089.1 2,201.1 18,532.1 24,140.6 ~1% 124,140.602 16,.....7 U% 11,613.' 2.0% Nota: bsting Projeel ArU'.nd AddedAt..s not Showllln CtulnA-2 did nolb.... .nyobs_dd.mlIg.a. SOIIC<I:C 01 s.. e.m.~ 0.".,,_ of Pubhc.s..v.c.s s..- II> -IOfIR~I2007.201l [101 cnC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Existing Areas Over 21,000 feet (4.4%) of sewers in the Existing Project Areas were observed to have severe damage since 2007. The Uptown Project Area tias a significant amount of severely and moderately damaged pipes (almost 28,000 feet combined). The Existing Project Areas not shown in Table A-13 (I.e. 40lh Street, State College, and Central City West) had no record of observed' damage. However, according to DPS staff, City-wide inspections are still in process and it is very likely that there are more damaged pipes that have yet to be discovered in the Existing Project Areas. Most instances of serious damage were uncovered in 2009 and 2010 and have not yet been repaired due to the significant costs of pipe replacement. According to the DPS, installation of new sections of pipe can range from $500 to $2,000 per foot, depending on the difficulty of the installation. Assuming a midrange cost of $1,000 per foot, replacing severely damaged pipes in the Existing Project Areas would cost approximately $21.3 million. Considering the current 3 year (2010-11 through 2012-13) Capital Improvements Budget for sewer repairs and extensions is $5.1 million (roughly $1.7 million a year), the City does not have sufficient revenues to replace the severely damaged pipes in the Existing Project Areas. Added Areas Over 2,800 feet of sewers in Added Areas H, L, and C were observed to have severe damage since 2007. Severely damaged pipes represent 28.2%, 11.3%, and 8.9%, respectively, of all the pipes in these areas. The other Added Areas (i.e., Added Areas A, B, D, E, G, I, M, and N) did not have any reports showing severe damage, however, according to DPS staff, City-wide inspections are still in process and it is very likely that more damaged pipes that have yet to be discovered. As in the Existing Project Areas, most instances of damage were uncovered in 2009 and 2010 and have not yet been repaired due to the significant costs of pipe replacement. According to the DPS, installation of new sections of pipe can range from $500 to $2,000 per foot, depending on the difficulty of the installation. Assuming a midrange cost of $1,000 per foot, replacing severely damaged pipes in Added Areas would cost approximately $1.2 million, $936,000, and $688,000, respectively, for Added Areas H, L, and C, With the current 3 year (2010-11 through 2012-13) Capital Improvements Budget for City-wlde sewer repairs and extensions being $5.1 million (roughly $1.7 million a year), the City does not have sufficient revenues to replace the severely damaged pipes in both the Existing Project Areas and the Added Areas.. Exhibits A-29 through A-31 on the following pages show the locations of the damaged sewer lines in both the Existing Project Areas and the Added Areas. [102 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS P~!~inary Report DAMAGED SEWER LINES. NORTHERN PORTION GAN BERNARDINO MEROED AREA B EXHIBIT A-29 Legend C] San Bemardlno crry 40th Shet Project Mt. Vernon Corridol' Pro;.cI Nort........ Prqect - "1StllleCclegeProjecl Uptown Project - Centl'Jll City ""'-It Project _ AdOtodJrr".." D.,,~edS~rUnn ...... light and Mocflnte II,!> II" 1---4 _ " Il!llK S~&;l('{'. s."., ~c.~~"'.o ::;"~ VC::JV:;lr.~r.~ U!"<iii ,y..: tsJ.,.~ 103 cnC/20ll-59 l SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS __ _ _ Preliminary Report -_~)Ir'\IIV.U'-,.'\Ar,,"" EXHIBIT A-30 DAMAGED SEWER LINES - CENTRAL PORTION SAN BERfrI~ROINO MERGED AREA B LI;t:I'ld t " ~"""'IP.."I"l"!. ....\'....nnCm...r.rr.~1 AOIhS,"w.l:>t,-jlll.1 ...-,,..,..,,..,...:'1).'<:'1 :.t"'.r"'.J'lI"(l'lP.,....."T ~......'lI:".,.j~~rTill...'J "~":':I"~(1 Dlmlged S_r Linn _~"""f. '-- fI r tr. II ~ " " " "~ $o')l.o:"';." r....... ;w.,.":i/f:"Jb, ."1:~ l),o.,:",'r.->'. V!..":!:, """ Ff.r..~ .............. 104 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report DAMAGED SEWER LINES - SOUTHERN PORTION SAN BERNARDINO rJERGEDAREAB K' ".f"' -" ,!'Iv'. 1- -1 . ilif '<>.-- ". - i~~~~. I ~t~ I ~-<.: O...........l~ J"'"" -Tr.:J ......::,,:..ii'... i1' "'I"',. . . NORTHWEST - 1;o;7i_.;[Y_ ....l' I . '" s PROJECTAREA ~ .~cou, 11~' IfIIJ ~i , , "I:::!l'DDtD I I t1 !.- ~~ fI ~~ ' : ~= / I . ,"" '~L-:::il '''f' , ..;I~J ~ ~~ l:~ 1 . ADOlO ;;;-'-1 _ \" , ~ . I ~L 1I~ 'AU <". rI=/' . ~ . UUI..'~ \I _l '; II ---4 :t, 1':11 T t-- ." ""'JiI,' -,-I--f-:.L"'" ~ .... .. II~~ ~ ~ yl. >.ttiJ~ .l:, ~c~..~LJ~~.~ "",,~J:J 1 " i~ I I;I-..f~.~ rrr --L I 1'..1 L-'O 'I I~ . f'-'o' -< '" . ADlI.D "I ~, 'i . ..;:::: 'DDtD I. ~..... '- Ir~_t It-~ 'M;' ~~E.1J ,>- '':f' .t{..,. L~ ' . +-.' r\:bGw I p= 1 r:l ~ .J,!i\ {. ., "'iF- t'-r4 .! w..- ;; l:.t I ~ r~ . ~ '" .~~ ~ ~I h -> :t'F'f- I 11.9-1 ~ :;I I-J 1111 ~I:""; , .vcr' t-' /~.'''f!jf.illJll lEI I -~l' . ~- It~, PR~T~EAljl I , --:ri< ), 'r V i<'~r I 'CENTRAL CITY WEST r.'~ v I (] L"" ~I, }.", - f-- PROJECT AREA . ~ r I,F.. .,. 11,\ -u ,...... ~:/ ~-~ . "11=r.1II - 1 I "I;~ I' 11T:l I-~~L;l -g;-C~r ,.l-l "'";< '.1,- I l~ \[1, ~... I i --' "',., (" Lt Legend ~ 1\ c:: tr-- - ;~ <14" 11.' D San Bernardino C~y I.~ 1-- (" ,J. . . ~\ ~. - fl-, Uptown Project /@; I M WI- - <ilAN I ~ . MI. Vernon Corridor Project r-~ --l ~ \ . 'DD'" I 40th Street Project 'M,;' ~ t . ? ~ ~ -T.Qr(,L Northwest Project . ., _~,~J - lJP~\ 0"1#/ .~ 'V ~ ~:r- , ;.:3: r- Jli~~~ EXHIBIT A-31 =l ~' ~'~ ;i;: "'" .t . I J'~__ l State College Project .. _ Central City West Project _ Added Area s Damaged Sewer Lines ...., Mr. VERNON .... CORRIDOR PROJECT AREA - Severe - Light and Moderate l u:~:. \::.. -- J< ,.- L1>> Sc.41rrc. SJ1~ 8~l~~ralnc. '~'I'S D~&Jrt::~c}'t 't.......!~r Dc(',J,'1fl?Clit, :,'.o:;m,:t !I(Ot:.::~( &. M-;Kc.c irc.. "am [S;::.,. [105 CDC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Faultv or Inadeauate Water Utilities Section 33031 (a) (1) of the CRL states that faulty or inadequate water utilities may cause unsafe or unhealthy conditions in buildings in which people work or live. Inadequate water utilities can affect the health and safety of building occupants by causing deficient flow of water to fire hydrants, placing building occupants at particular risk in the event of a fire. Deficient Fire Flow The Water Facilities Master Plan ("WFMP") prepared for the San Bernardino Municipal Water District ("SBMWD") in 2007 identifies many specific locations where the existing infrastructure is deficient for the purposes of providing emergency water in the event of a fire. Thirteen of these are located in the Merged Area B. According to the SBMWD, one of these deticient areas has been remediated, leaving twelve deficient areas remaining. Below is a summary of the locations with inadequate water facilities within Merged Area B, the issues involved, and the costs2. to remediate the fire flow deficiencies. Location Project Area Description Gardena Street between 5th and 7'h Streets Added Area K Existing distribution tacilities along Gardena Street are inadequate to meet commercial fire flow requirements. Adding 1,300 feet of new 8 inch line at an approximate cost of $156,000 next to an existing 6 inch line is needed to correct the deficiency. Belleview Street between Rancho and Pennsylvania Avenues Mt. Vernon Corridor The existing 4 inch line on BelleviElw Street is not capable of delivering the industrial fir.e flow requirement to this area. Approximately 1,100 reet of new 12 inch pipeline at a cost of $132,000 is needed to correct the deficiency. Sepulveda and Lugo Streets north of Highland Avenue Uptown The existing 4 inch lines in this vicinity are not adequate to deliver residential fire flows. Approximately 1,400 feet of new 8 inch distribution lines are required, costing $168,000. 28th Street from California Avenue to Gardena Street Added Area E Existing 4 and 6 inch lines are not adequate to deliver residential.fire flows in this vicinity. Approximately 2,200 feet of 12 inch line, at a cost of $264,000 are needed. 26 The WFMP quotes the replacement cost for new B~inch pipe at $120 per foot. The cost to install new 12-inch and 20-inch pipeline sufficient for fire. flow will be significantly higher. 1106" SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report State Street south of 19th Street Northwest Existing 4 and 6 inch lines are not adequate to deliver residential fire flows in this vicinity. Approximately 1,300 feet of 8 inch line are needed, costing about $156,000. Lincoln Avenue west of California Avenue Northwest Existing 4 and 6 inch lines are not adequate to deliver residential fire flows in this vicinity. Approximately 1,000 feet of 8 inch line, at a cost of $120,000, are needed. 16th Street from Medical Center Drive to Massachusetts Avenue Northwest & Added Area I Existing 4 and 6 inch lines are not adequate to deliver required residential and commercial fire flows in this vicinity. Approximately 1,900 feet of 12 inch line are needed, costing about $228,000. Magnolia Avenue between Turril and Mt. Vernon Avenues Added Area I Existing 4 and 6 inch lines are not adequate to deliver residential fire flows in this vicinity. Approximately 1,300 feet of 8 inch line at $156,000 are needed. Sierra Way between 40th to 44th Streets 40'h Street The existing 6 inch line along Sierra Way is inadequately sized to meet commercial fire flows in that area. 1,400 feet of 12 inch line is costing $168,000 required to eliminate this deficiency. 40th Street between Sierra Way and Waterman Avenue 40lh Street The existing 6 inch line is inadequately sized to meet commercial fire along 40'h Street. 1,900 feet of 12 inch line, at a cost of $228,000, is required to eliminate this deficiency. 40th Street from F Street to Electric Avenue Added Area B The existing 6 inch line is not capable of delivering fire flows to the commercial Approximately 3,000 feet of needed in this area and $360,000. users in that area. 12 inch diameter line is will cost an estimated Morgan Road and Brookfield Avenue in the Sycamore Subzone State College Low pressures could be experienced here during high demand and fire flow conditions. Increasing the system ties in a few locations on Morgan Road and Brookfield Avenue is needed to alleviate the deficiency. The approximate cost to remediate all the fire flow deficiencies in the Merged Area B totals $2.2 million. The responsibility of paying for most of the upgrades falls upon the private developers who wish to build in these f107 cnC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report areas, due to increased demands on infrastructure capacity. According to the San Bernardino Fire Department, property owners are responsible for the cost of installation of fire hydrants as well as the delivery facilities to those hydrants that serve their property. The additional cost of upgrading these pipelines, which currently must be borne by the developer, may prevent the redevelopment of these properties, therefore prolonging the safety hazards resulting from deficient fire flow. Properties that are served by the inadequate water facilities are at a significant risk of damage from fire. As the WFMP identifies pipelines that need to be added or enlarged to increase fire flow to a general area, it can be assumed that the properties that are adjacent to the inadequate pipelines are the most at risk. Table A-14 below identifies the properties that are adjacent to the inadequate pipelines and do not have access to nearby larger pipelines in the event of a fire. Parcels At Risk From Deficient Fire Flow Table A-14 San Bernardino Merged Area B Total # of Area No. of Parcels At Risk Parcels % 40th Street 66 227 29% Mt. Vernon Corridor 31 1,437 2% Northwest 85 1,460 6% State College 94 3,431 3% Uotown 8 1,129 1% Added Area B 11 21 52% Added Area E 121 660 18% , Added Area I 61 416 15% Added Area K 29 236 12% Total 506 ; Source: 2007 City of San Bernardino Water Department Water Facilities Master Plan ~ At least 506 properties in Merged Area B are at risk due to deficient fire flow from inadequate water facilities. This analysis includes only those parcels adjacent to the inadequate pipelines. As shown in Table A-14, over 10% of all parcels within the 40.h Street Existing Project Area, as well as Added Areas B, E, I and K, have inadequate water utilities causing deficient fire flow. This represents more than 1 out of every 10 properties in these areas. It is important to note that this is a conservative estimate, as there are many parcels that are neither in proximity to any larger pipelines and are only close (not immediately adjacent) to inadequate facilities that were not included in this analysis. The maps in Exhibits A-32 through A-34 show the locations of the parcels that are at risk due to fire flow deficiencies. 1168 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS __ ~ _ _ ~liminary Report PARCELS AT RISK FROM SUBSTANDARD FIRE FLOW. NORTHERN PORTION SAN BERNARDINO M!RGED AREA e EXHIBIT A-32 I""..... / .~ Ll'gena _ Parcels Nell SUbstandlrd File F1CHl' CJ Ian Bernardino cry .u>l:hStrMtPraject Mt. Vemcn Cotrtdor Projed NclthwMl R'qOd _. 9:.. Co"g.t Prqett -= ~Prqect ._~ Centl'lll City Wnt Protect _AddedAre. II;'~ n ~ - ~ " , Iolltt f......~ -;;"'" n...':':'4...,h:-, ,,,:.'~ r""":1''')'"~ Wtt"..... [>>{')//1.":Y-.-:t, C'....:rl,;.C.t(:..~II"(.i,l(,;:~;I...:...'...I;:..1I'ii 109 cnC/20ll-59 SAN BERNAROINO MERGED AREA B MERGER &. AMENDMENTS Preliminary Re~'"!.. PARCELS AT RISK FROM SUBSTANDARD FIRE FLOW. CENTRAL PORTION SAN BERNARDINO r.ERCED AREA B EJ(HIBIT A-33 lelrlnd _".:I~"""""'::''''l'Io1''''':I'('''9''''''''''' c::J Sell C"'IT dJll:l:::lj 'lr.-.....,r'f;.."c VI \fol"..,.oi'..(.o............p..,."",.. ..i"t'l .":fr,..~ r""~",,, ~,.....'I'!';'Pt:'llC,:t r- :"u~-.:)!(,,;:('I-"'ClC~ ...-... C~rnl:..."~'lJ!lF"......~ ~..~w.J,.:w 1'1 ry, ,,- ", " ................. " .... ~;:r.(' \;.r. ~l"'-""'~ ~':;,; V<-x,r;mer.;, ~~VC&l:;,.,.,.O"I C","1Jf.lk._.'( Mr,,;_Ir.c, II."': ~U'~I 110 . SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report PARCELS AT RISK FROM SUBSTANDARD FIRE FLOW - SOUTHERN PORTION SAN BERNARDINO NERCED AREA B EXHIBIT A-34 _ Parcels Near Substandard Fire Flow D San Bernardino C~y Uptown Project MI. Vernon Corridor Project - ji---' '*"""~.'''' .. ".' --.;L~~'f .' t-' I ~L' ~ _:;j~'~ , ,.....,..., 0. "'-'=-~4f""\";' ..., i::i~'" "",~JJ "j ,I-="J .. "-"''',.1", ~ If'';' ~~~;~ ~- Uo,~~~.. "i~' 4,' I--,i It Ii U - - ,,:'. I i -;j I ~~ 1- ~ < , d"ii , ; ."A."" ---.. 'I~ !. :.~..r" . AOD[O 1- I h ','. , 'I:," (' ."', '- In" I- :!c'1 l.- l . I ,otC2l:...J . J Inn. It:". , 7111 -' If 11 ~ t='""" . IrC' I' ~!,I" > lllU- ~ I J:'1~ I &~. l/"'j1h!1 ~IIUJtr: . ... erN,", -~ T- I ~.., ", r . I~ .r~' -.J: CQA.::i' ~ :J: 1~ J-.l L .ll~ _ F -< ". , I- ~r _~, .' '.~ 1::r~D.J _~ 1': L... I' ""'it '~,~ 'Jl' · Il ~ -L j\"!i? ~ r~ t~;" ..... - . ~ ;; !1 10' ). , . h -> i"p.'I'_ 11:9-1 ~ :!I I-< I11I ~.. ....p I ;' '"' /....;,.... -~" 1;,1. LPTtlWN ~ J I ~ r' ,/ r= ~ I/:.. . '1\\; PROJECT AREA , ~ _"T.' ..L1'r V ""'~, CE~~~g%:ST r .r~y J (] ....ILl' . ,'f<.". "', ',10 _ I- ~ };:7 ~il ~' 11 11' - --;; . [ "JU kgl j-=1 ~f\E' -, -~:~'II':i ''':';L;,;,,\ ! I~ I \~ :i..LJ. - ~ v~,. t, I~ I ~ - t' i Legend ~J[ .,,"'" U . cCAU;'-;;- 1-. . \ .llKl-tllo I'. " j,1.'~ -"y -1Ji',L ~""'!!:>,<~II"'~\ o~ .1, Mr, VERNON ~ . '\ CO~OOR ~~ PROJECTAREA ' ~y~= iJ IliA 1 , 'I,=, l' ];J1 ". , S ,l I- ADDtD :4 __ I"U , IH J~ .1 I "'!!.L ----, Atm.p AK;" J.. ""h~E tt ~ .Ju0t 40th Street Project Northwest Project I State College Project Central City West Project _ Added Areas l u::.~ '.::.. -- JJ .'. , L'~; S4';ur=c. $:),"0 8c"~"(o~"e G;S O~t.J~~Cn~, ....."2!CI' ~lJ.'tnv.:ljt, :~.:om" !.IfO.c..""';>f &. M~J<(-C ;n=.. ar.o [~;;j [111 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Construction Vulnerable to Seismic or Geoloalc Hazards According to CRL Section 33031(a)(1), construction that is vulnerable to serious damage from seismic or geologic hazards is a 'physical condition of blight causing buildings to be unsafe or unhealthy for persons to live or work. In 1986, California chaptered Senate Bill 547 requiring every jurisdiction in Seismic Zone 4 to inventory its buildings constructed of unreinforced masonry by 1990, to adopt a loss reduction program, and to report progress to the Seismic Safety Commission. The City lies within Seismic Zone 4, and has two major fault lines - the San Andreas and San Jacinto Faults - running under the City. The last significant earthquake on the San Jacinto Fault occurred in 1968 and had a magnitude of 6.5. There have been no major quakes on the South Branch San Andreas Fault in recent history. Both of these faults are considered by the USGS to be overdue for a major earthquake, and are both capable of earthquakes measuring more than 7.5 on the Richter Scale". Within the next 30 years, the USGS predicts that there is a 59% chance of a 6.7 or larger earthquake occurring on the Southern San Andreas Fauit, and a 31% chance of a 6.7 or larger earthquake occurring on the San Jacinto Fault Structures lacking modern earthquake-resistant design present health and safety risks in the event of seismic activity. The City's Building Department maintains the list of unreinforced masonry ("URM") buildings throughout the City. An ordinance establishing a program for mitigation of seismic hazards associated with buildings containing URM bearing walls was adopted by the Mayor and Common Council in 2006.'. The purpose of the Ordinance is to minimize the potential collapse of buildings that are not earthquake safe. The Ordinance is only applicable to buildings that contain at least one URM bearing wall." As depicted in Table A-15, there are 56 non-retrofitted buildings on the City's URM list in the Existing Project Areas. There are no URM buildings within any of the Added Areas. Of the non-retrofitted URM buildings in Merged Area B, two have been vacant for more than one year. According to the City Ordinance, these buildings cannot be occupied until they have been successfully retrofitted. While this reduces safety risks during earthquakes, rt also perpetuates increased vacancy rates, which is another indicator of blight. as described in the Vacancy and Lease Rates Section. . Additionally, 20 (36%) of the 56 non-retrofitted URM buildings were observed to have some form of visible dilapidation or deterioration during the Field Survey. These deteriorating structures were a'll built before 1950, with most built before 1935. The age and observed condition of the structures indicate~.that property owners of these old, deteriorating, and seismically unsafe structures are not maintaining the buildings, nor is there incentive to do so in the future due to prohibitive costs at a time when property values in the areas are severely depreciated (as described in later sections of this Report). More specifically, the current cost of retrofitting a URM building generally exceeds $25,000 and is a deterrent to siesmic retrofitting.30 According to Agency staff, the Agency previously allocated $150,000 to a fund to help defray the cost of retrofitting URM buildings within the City, but the fund was eventually closed without any of the funds being used. Property owners indicated that, despite the Agency support, the cost of retrofitting the URM buildings remained too high. 21 USGS. Forecasting California's Earthquakes, April 14, 2008. htto:lloubs.usas.aov/fs/2008/3027/fs200a.3027.odf. 2' The "Hazard Mitigation Reduction in Unreinforced Masonry Buildings" was adopted by City Council on February 21, 2006. 29 City of San Bernardino "City of San Bernardino Municipal Code" htto:/Iwww.cLsan. bemardino.ca .us/civica/filebanklblobdload.aso?BlobIO-2554. )(I Chris Richard. "Seismic Safety on Shaky Ground," The Press Enterprise. March 31. 2008. [112 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Unreinforced Masonry Buildings Table A.15 San Bernardino Merged Area B Observed Deterioration APN Address Area land Use and Dilapidation ~O138042170000 658 Mt Vernon ~ve Mt. Vernon Corridor Motel Ve. 0138115040000 538-540 Mt Vernon Ave Mt. Vernon Corridor Motel No 0138043120000 648 Mt Vernon Ave Mt. Vernon Corridor Retail Store No 0138043120000 646 Ml Vernon Ave Mt. Vernon Corridor Retail Store No 0138043140000 630 MI Vernon Ave MI. Vernon Corridor Retail Store No ....0.138043170000. 610 Mt Vernon Ave ~t..~ernon Corridor Retai'-Stor~ Ve. 0138043180000 602 Mt Vernon Ave Mt. Vernon Corridor Retail Store No 0138283370000 196-198 MI Vernon Ave Mt. Vernon Corridor Retail Store No 0138292200000 139 MI Vernon Ave Ml. Vernon Corridor Retail Store No 0139081100000 1023 Baseline St Mt. Vernon Corridor Retail Store No 0139291490000 - Mt. Vernon Corridor Retail Store 791 Mt Vernon Ave Ve. 0138192010000_1199 5Th SI Mt~Y.l!!:!!I?!l_~orrjdor Retail Strip: Center Yes~ 0138124210000 1142 5Th SI Mt. Vernon Corridor Service Garage No 0139113540000 1007 Mt Vernon Ave Mt. Vernon Corridor ServiceGarage Yes 013601.1040000_1111 St Mt..~ernon Corridor Unknown Ve. 0138043130000 644 Mt Vernon Ave Ml. Vernon Corridor Unknown No 0139282540000 700 Mt Vernon Ave Mt. Vernon Corridor Unknown No 0139072240000 1101 Mt Vernon Ave Mt. Vernon Corridor Vacant No 0138292150000 1278 Rialto Ave Ml. Vernon Corridor Warehouse No -0143023110000_ 2180.Caj(l_~ Blvd Northwest Retail Store Ve. 0143043120000 2016 Mt Vernon Ave Northwest Retail Store No -01441913_80060_1~~!'yernon Ave Northwest Service Garage Ve. 0143023110000 2176-2178 Cajon Blvd Northwest Unknown No ~ ~ ........- .~ Cjlurch . 0149222170000 346 H.igh.ran~ Ave Uptown Ve. 0145241010000 456 Baseline St Uptown Market No 013327'1"0"2"0'0'0"0 1067.:.107.1_3R~ S~ Uptown Office Ve. 0140151340000 973 E St Uptown Recreational Building No 0138273030000 981 3Rd St Uptown Restaurant No 0140051010000485-495 Baseline St Upto~n Restaurant Ve. - - ~0145211530000 1395E St Up.:town Restaurant Ve. 0149222160000 338-340 Hi9hland Ave Uptown Restaurant No ~~~!~.~~OOOO 981 3R'd St Up.;town 'Retail"Store Ve. 0140031450000 1156 F St Uptown Retail Store No 0140041040000 1194-1198 Acacia Ave Ul?town Retail Store No 0140041040000 553-555 Baseline St Uptown Retail Store No 0140042090000 1152-1156 E 5t Uptown Retail Store No 0140051170000 1177-1183 E St Uptown Retail Slore No 01400513'50000 1001 E.SI. . Up.:town Relai-' S~~re Ve. 0140071240000 281-291 Baseline St Uptown Retail Store No _014~091160000 '290~Orange St ~p-town Ret8i(Store Ve. 0145033410000 339-349 Highland Ave Uptown Retail Store No .....OI45055010i:f0~~~E St u.pt~wn Retail Store _Yes 0145231270000 652 Baseline St Uptown Retail Store No 0145231280000 676 Baseline SI Uptown Retail Store No 0145'232310000 632 BaselineSt URtown_ Retail Stor~_ Ve. 0145241070000 1233-1235 E St Uptown Retail Store No 0146014130000 123 Highland Ave Uptown Retail Store No 0149222150000 334-336 Highland Ave Uptown Retail Store No 0149222180000 352 HiQhland Ave Uptown Retail Store No 0149222220000 384.390 Highland Ave Uptown Retail Store No 0138'273080000 270-274 I 5t Uptown Retail Strip Center Ve. 0145232360000 608-624 Baseline St Uptown Retail Strip Center Ve. 0138271020000 1065.3Rd Sl Uptown ~ervice"G_a_r!Jge Ve. 0145033420000 331-333 Highland Ave Uptown Service Gara51e No 0149221200000 472-474 Highland Ave Uptown Unknown No 0134172050000 3451St Uotown Vacant No Source- San Bernardmo GIS Department rm- CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report A report on URM buildings prepared by the USGS in 2008 states that URM buildings have performed poorly in earthquakes due to their "inherent brittleness, lack of tensile strength, and lack of ductility."" According to the Northern California Chapter of the Earthquake Engineering Research Institute ("EERI"), with unreinforced masonry, walls tend to disconnect from buildings and fall outward, sometimes causing the building to collapse during earthquakes. EERI further claims that, "URM failures have been responsible for deaths in California Earthquakes since at least 1868, and as recently as Lorna Prieta in 1989 and San Simeon in 2003." A secondary seismic concern within Merged Area B is liquefaction. Liquefaction is defined by the US Geological Survey as a "physical process which can occur during an earthquake [in which] clay-free soil deposits (primarily sands and silts) temporarily lose strength and behave as viscous fluids, resulting in ground failure." This "has been the cause of considerable damage during earthquakes." Large sections of the Ml. Vernon Corridor, Northwest, and 40th Street project Areas fall within a high-risk liquefaction zone, as do portions of the B, F, I, K, L, and M Added Areas. The area is high-risk due to its location within the regional groundwater basin known as the Bunker Hill Basin. Due to the unique hydrogeology of the Bunker Hill Basin, the western portion of the basin in and around the Downtown area of the City can be characterized as an artesian aquifer and has been designated as a .Pressure Zone" by the U.S. Geological Survey. Uniquely high groundwater levels in this western part of the basin have created structural problems in the past from water damage to subterranean structures." Liquefaction is an ongoing risk in the event of an earthquake in the area. Groundwater management agencies in the area must therefore carefully balance basin replenishment and extraction activities to maintain lower-risk groundwater levels. The locations of URM buildings in Merged Area B relative to the San Jacinto Fault and high-risk liquefaction zones are shown in Exhibits A-35 through A-37. '" - 31 R. Hess ~Unreinforced Masonry (URM) Buildings" The ShakeOut Scenario Supplemental Study, United States Geological Survey. May 2008. 32 San Bernardino Valley Water conservation District, Municipal Service Review (2003), p. 3. 1114 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS __ Preliminary_ Report UNREINFORCED MASONRY BUILDINGS - NORTHERN PORTION SAN BERNARDINO MERGED AA~ B Legend . Unre4nb<ed Masonry Buildngs. ..... FaultLnes L 1-1111 UqU.fldion Risk CJ San BemBrdina Cky .oth StrHl PlojKl: MI. Vernon Corridor PrcjKI NorIl'JwastProjeet ~ Sr... CDl~. Prq.ct Uptown Projoct <Antral (;jy WIo", Project _ Added At..s II II:'~ II ~ _1--1 EXHIBIT A-35 I r;#'-(.~'" .". " , "'Uft :it>:.'rX" '::j;r. tx"..r.o...."<"O..., ~..:; L/('.ro'~"" :J!i<;~. ~ t:;1-I: 115 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER &. AMENDMENTS Preliminary Report UNREINFORCED MASONRY BUILDINGS. CENTRAL PORTION EXHIBIT A-36 SAN BERNAROINO M::RGEO AREA B ~ ~ ~r"I:.i.o...ATE~':::'iI,:: &r:!.I' I~;:;- ~ ~ 'r u!::)~~~ -4l, . ~~. l"II:A~ ' -{.:~ i' ~.. '" .' ","",n' ~'" _ I '" t:':'::-....: Abllrtl :0- NORTtfIt'E.., '\. . _ AIlt.lll - ",<' ~.. ~~IC'~"'~ l'\ IJi~t T ~ U'roWN .:l~ ~ ,~ ~ ..... ~': 1 .;"1TA;"'f- j 1'tJ '- .' . -, i.tr J" -. :HI'! ;" ~ - \ - I~ ;, ~ .~~.' ,."\... ~l~T"'-~ i::: I . ~ i- '" 1~1~.n~""' Il Jt ,. L.;nd...r....o't..-l...\llo_ln")'Fllloi'l'.j n~('] = -r1":1C1:: .1 "II;'" - {I. ..._ . ~ ~::;; _.:r~; r . ..... 11 - "--t 1I1tll.':--".II"", ~ lr "" ~'A.r. : ~ T !1 I I'"",,,."',.,'" I '--:,::L.. ~f!l~ ," f,H" ' . '.L! ~-'f,~ -I~ ...: .--to' [::J s.-1IE;~lIdJoI'~:li , "',; . r II-t n.T =- ., .l.... ~ ....lu..nf'rc.."'c: \.f -, ~ /'oJ ~,l," ~~ -!- ~. ""-" . .,.. .". v, Vl\rrr.n('.('J'I"...o'Prf.fl'!r' j' lj, r-- .,......;ol......j..t~;---: ' ADDUI ~~1 :Jr...... r11'.j,...., I ~ I . - -1... --l I AII.U, ~.~.., .......h----'-'-.I- ..i...,': , ~- 'V.I"'...."1'!"..Pr.~\J . ~ . ..u. u.....wJoOo\llr I 1'l::;;:.,\ ~ _ / ~ . If-- ~ J....t:.,. _! ' :s r ,L"'''''.,""o<" .... +-M I' I . -LlJ -, A2 ......, C"lrnICr.'\"o'I':Gl'P'OI":t '..... 1 I . liL If-. ~r -:.... _"WJA~ ,,' . '.' IF~,',~,;rJ.. '...1. .L tl r '" n ~ ru; tl t I; .............. ..... rT-' H I I- J. r CliNTRALClYWiIT i' I PROJECT AREA I ..~......,r......Aoo""..m.i'o';.":!.':'r.....tJ~N:".';.,":r.....,.,F!:n; 116 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report UNREIN FORCED MASONRY BUILDINGS - SOUTHERN PORTION SAN BERNARDINO ~RCED AREA B EXHIBIT A-37 , " ,~ NORTHWEST PROJECT AREA " ~~ ... " AOU"O ~"~Il J -->; "' Legend . Unrein forced Masonry Buildings 111111.. Fault Line5 1 High liquefaction Risk D San Bernardino C~y Uptown Project MI, Vernon Corrtdor Project 40th Street Pnoject Northwest Project c: Slate College Project Central City West Project _ Added Areas Mr. VERNON CORRJOOR PROJECT AREA Ii! 1 t U::J~ l:J .....- ,< U.lt I lH!'1 '30U"i$ $...'i L'Qrn,,'d'.,;'~ (...'1)' GJ!.:i. .:J!1p.Mn__n~ l.''.)GS, <in': I..:;~J [117 cnC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Conditions Hindering the Viable Use or Capacity of Lots or Buildings Pursuant to CRL Section 33031 (a)(2), a building's or lot's viable use or capacity may be prevented or substantially hindered by substandard, defective, or obsolete design or construction given the present general plan, zoning, or other development standards. For the purpose of this analysis, viability is defined as "capable of working, functioning or developing adequately and financially sustainable".33 Substandard Lot Sizes and Shapes Chapter 19 of the Municipal Code, referred to as the City of San Bernardino Development Code ("Development Code") sets forth the building requirements and zoning regulations to assure that development throughout the City is safely achieved. The purpose of the Development Code is to provide minimum building, construction, and development standards by zoning designations throughout the City. These provisions are enforced to protect the safety, health, peace, and general welfare of the public, as well as ensure orderly development throughout the City. Tables A-16 and A-17 present data on the lots within Merged Area B which do not meet minimum lot size requirements based on development standards established in the Development Code ("Substandard" lots). Based on zoning designations, the Development Code requires that lots meet minimum size requirements in order to be developed. Buildings on lots which do not meet these minimum standards may remain; however, if these lots were to be subdivided and redeveloped they would need to meet the current standards. In the Exjstjnll Project Areas: 37% of commercial lots and 33% of industrial lots are Substandard, of these 27% are undeveloped/vacant, additionally none of the vacant Industrial (lL) lots meet the minimum lot width to be developeq:and the vacant commercial lots show a development feasibility gap of $24,801. In the Added Areas: 61% of commercial lots and 85% of industrial lots are Substandard, of these 17% are undeveloped/vacant, additionally none of the vacant Commercial (IL) lots in Added Areas I & K, meet the minimum lot width to be developed, and the vacant industrial lots in Added Area E show a development feasibility gap of $132,188, and vacant commercial lots in Added Area B show a development feasibility gap of $47,076. The following two graphs show the percentage of commercial and industrial lots which are substandard, in the Existing and Added Areas. Several of the Added Areas do not contain any substandard lots and where thus not included in the graphs. Additionally, exhibits A-38 through A-3D illustrate the location of Substandard lots throughout W.~rged Area B. 33 'Viabi1ity.~ Merriam-Webster's Collegiate Dictionary. 10th ed. 1998 [118 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Percent of Added Area Commercial & Industrial Lots which are Substandard 100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% Added Added Added Added Added Added Added Added AlAdded AreaS AreaC AreaE AreaF AreaG Areal AreaJ AreaK Areas Note: Added Areas A, D, H. L, M, and N are not show n because they do not inckJde any Substandard lots. Percent of Existing Area Commercial & Industrial Lots which are Substandard 100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% 40th Street M Vernon Corridor State College L\ltown Existing Project Areas t\Ote: Central City West is not included since no lots in the Project Area are substandard. [119 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER &. AMENDMENTS PreliminaILRepo!! SUBSTANDARD LOTS - NORTHERN PORTION SAN BERNARCINO ~CEO AREA B EXHIBIT A-38 Lrgmd _ Sub'll.,d.rd Lon. 40ltl StrM( Projtld MI. VernO" Corridor Proi-ct Northwest ProjKt :btl Col. Prot-d Uptown Project CeI'1trII Citf w.1t ProjKt _ Added Aren II II~" Il!> ......... ......... " ,~, l"':..A~ J.J~J'I"$t.". !-'.It:: A.o.',:>'V!ll-'>M r.;r. ,~....:.1;.o.l' 120 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Pretiminary Reeort SUBSTANDARD LOTS - CENTRAL PORnON SAN BERNARDINO ~GEDAREAB ~g'nd _ S~tlJt.nd.rd Lots UptownProjKt ...., Vernon Corridor PRIft'd 4Oth$lrutProjld NortIIwltltPto)eet r 51.I.Col'-9i'PrOjOKl C."trll cry Wnt prOJ.C! ~Aad.dAr.. ry. n- " -- EXHIBIT A-3ll " " "'" ~.o.::i"C(" .....;;r<<llie...., S~" tlcm~...c f:;/S e.:t't~,,; 121 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report SUBSTANDARD LOTS - SOUTHERN PORTION SAN BERNARDINO r.ERCED AREA B (~""" ~..~J~"'i.,.;.~~~;~l"" ~,;1 '~i~'i'JJ~'_~,,;","". . '~:.'~"~1f'1-~ ~ O~~.. ,:_"." Ii __ ~ 'I "< ,Ie ...~s~Iw."i..~ ~~~ .... 'c'p;ccu; . to;>; , , It I ".~""Il'" .'''i, ,..,. ,L' '" ~ ""~It TI [. -''I It -f ~ t."'~~~~~ -== 'AU.,. 1-= . ' j~,~[ ,[,1 q ,..,. .... ',"z ..., ". ':a 'L..t.~ ..-.:t,;"; 'p'>IILH _-J~ ,-;.. "'-i ""-r-'" ~ . ,( , " 7'11"1- 'Rt>' ~.'f :t. !.LL.., . t~. lrt .. J.~' . .. '\ - t II I . ::'.. 'UT -' ,- ~ ,.',," l.lllr~' 11 ~,l~:- > ~.fil ~ ~1iilc" . ~1jJ..~ .. -L leJ\i 1 ~,~iIi~~ ~ '{';. 1'!c'~5JK.'. ,o--i1:., c';;J~' \~:P~,f,~",lf1,2~ \ I-lWi _[~ f"'" -::;;"', [~ ,-' ,;:::. ,.... he j . .~) ~ TO:""" .t~:;;;~ -1' .. 'A-~- '':f' ~ ~ '.. I" . j~5i1 ~ I F' ",,!po- ~ r-9 T ~-;: , ~y\",). C\" 'i'~\l:~~1 , h~" "-, I Ill- ~ ic'i -j I- '"I\-""'P "J' I' I - ~I ~ lK'E..... ", l "- ,'!'u ,1[-' lPTOWN Jl~ ,'J.. (- V-' / .' - -, 1f'G PROJECT AREA 'jT ~ '--', - ""D~i kl'p( ""","T = I -~!\;,. - I- ~ i .,,~ ,y .-~ a ,~. :.4~ ~:~i -= ~ - :~ l' r-~A~''''''iI.;'1~r.:'~J I' :J;I.l ! ~ " ". I, " ...-<~; - '. . ~ k-i~ "" , ~_ j J \.1 - r: a ~ ."il- ~ ....-r1 = II CENTRAL alY WEST (' fl '... t~. '.~ ..,!.II '^ -?- ~} ~ -.., PROJECT AREA h. ':. ~ "........,V. t r~~ tj '("I" ~^'" ;,. I _lM-' ~~_~~ \" ,.... .1.F ---=!~~ I' I, i Legend ~ ,..,. . ~1 ,Lt /, _ Substandard Lots AN'. "0. 1 Upt""m Project ~ ' ~\':.'Y..t,',l,L MI. Vernon Corridor Project --.v Mr. VERNON ~ ~ - 40lh Street Project PR~~~:EA' ~. if~\, '~.< _r Northwest Project ii, . ,=-t- ~ / ~- ':-:- State College Project , . "~ ro:- · Central City West Project ~ ~! 1, J _ Added Areas. --1 I!\.! EXHIBIT A-40 " , I I'!W, ___ ~ ADU.O b "Nt-A J j..L.l.1 E -:s n- ni 1 ~ u..~:. t.:" .........- " U.:t S'"..n.h..~.(..II{}...';'ir". ~irn Fl",'OHr,,:"fl Ciir ....;.'fi Duf1/'t<ftTOf.mi l1'H 1122 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Substandard Commercial & Industrial Lots Table A-16 San Bernardino Merged Area B Number of Total Number of Percentage Inadequate Number Vacant of Vacant Proiect Area Zoninq Lots of Lots' Percentaqe Inadequate Lots Inadequate Lots 40th Street Commercial 28 89 31% 7 25% Industrial 0 0 0% 0 0% TOlal 28 89 31% 7 25% CCW Commercial 0 8 0% 0 0% Industrial 0 0 0% 0 0% Tolal 0 8 0% 0 0% Mt Vernon Corridor Commercial 247 536 46% 64 26% Industrial 115 467 25% 49 43% TOlal 362 1,003 36% 113 31% Northwest Commercial 93 362 26% 27 29% Industrial 69 170 41% 38 55% Tolal 162 532 30% 65 40% Slate College Commercial 11 179 6% 2 18% Industrial 0 35 0% 0 0% TOlal 11 214 5% 2 18% Uptown Commercial 396 897 44% 78 20% Industrial 71 104 68% 14 20% Tolal 467 1,001 47% 92 20% Exisling Project Areas Commercial 775 2,071 37% 178 23% Industrial 255 776 33% 101 40% TOlal 1,030 2,847 36% 279 27% 1 Total lols include only commercial and industrial lots Residential lots were not induded. Additionally, 195 Special Purpose District lols (public facilities), Water District lols. and Railroad lots were not induded because they do not contain minimum lot standards. Source: First American MetroScan Information Service & San Bernardino City GIS 1123 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Substandard Commercial & Industrial Lots Table A.17 San Bernardino P/erged Plea 8 Num~rof Percantlge Numb,rof Parnntage Numb,rot Tobl V.,,'nl of Vie ani Number 01 Tolll Vanni olVannt Inedaqu." Number 01 IOld,qulte Inadequate Inadequate Numb.rot Inldaqu'" Inad.qulle P,oilcIA... Zonino CO. Lobi p.,c.ntl~. Loll lOll ProiectA... Zooi"" L.. lon1 Pere.otaKI L.. L.. AddedA,.. A Commercial 0 5 '" 0 0% Add.dAlu, Commerel~oI " << 77. , '" Irlduslnal 0 0 '" 0 '" Irldustna' 0 0 '" 0 '" Totl/ , 5 '" 0 ... Tot.1 " " '7% , 24Y. Added A... B Commercial , 19 ". , 25' Add,dAr.. J Commerei;tl , " ... 0 '" II'KluSllial 0 0 '" 0 '" ~$Irial 0 0 '" 0 '" Totll , " ". , 25. Tohl/ , " ". 0 '" Add,dA... C Comm<!rei.1 " " ". . ". Add,dArn K Commercial 25 31 ,,. 5 ". Industrial 0 0 '" 0 '" lfldullnal 0 0 '" 0 '" ,oW " " "" , "" Tor.1 25 " "" 5 '''' AddedAru 0 Commercill 0 , '" 0 0" Add,dArn L Commercial 0 0 '" 0 '" lndJshial 0 0 '" 0 0" Ir>duSlnal 0 0 '" 0 '" ,.,., 0 , '" 0 '" Totll 0 0 '" 0 ... AddedAr.. E Commercial 0 0 '" 0 '" AddedAr.. M Commercial 0 0 "'i 0 '" Indu,ln,1 " " 93% , 15" Industrial 0 0 '" 0 0% ,..., " " "" . f5" Tot,l 0 0 ..,. 0 ... - Add.dArn F Commercial " 15 '''' 0 0" Add.d Area N Commercial 0 0 '" 0 '" !n<iJllrial 0 0 ,. 0 '" Industrial 0 0 '" 0 '" Tor.I " f5 '''' 0 '" ,.,., 0 0 '" 0 ~. Added Aru G Commercial 18 33 55" 5 '8% All Added Ann Commercial '" 220 ,,. " 18% Industrial 0 . '" 0 '" Industrial " ., 85" , 15. ,..., 18 " ". . 23Y. Tor.I '" '" ... " 17" Add.dAruH Commercial 0 0 '" 0 0% !n<iJllrial 0 0 '" 0 '" T.,.' 0 0 '" 0 '" 1 ToIollolll ~""'" c""",",clll_r>GAb""loIlI -...moI1oIlI w....noIl>CUtl.d A.~. 19!j So-c..P\I,~. OIt'OClIolll (put:'cfac.....l. Wtt..,OIl1o:flolli, _Rallr<>.alolllw...noIrnc:b;odt>.c_.lMy cIonolcont... m..........lol.t.......... n-.w.......oS7llo!owl'OCh_lcont__.....,....ry droI.lo..,.tyaand..........onolrICblo>c1 So<n.F".rAtrw-'''....IoIII'OSC...lrtofmf1lJon$looc.&s..._''''''''CIlyGIS 124 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Of the Substandard commercial and industrial lots, which are currently developed with buildings, RSG observed that approximately 7% of these buildings were vacant, as shown in Table A-18. A building was considered vacant if it had at least one vacancy or was uninhabited. Many of these buildings were smaller, which likely contributes to reason they are vacant. Substandard Commercial & Industrial Lots with Vacant Buildinas - Existina Areas Table A-18 San Bernardino Merged hea B Substandard Lots with Developed Buildings Vacant Percentage Commercial Industrial Total Buildings Vacant 40th Street . 15 0 15 5 33% Central City West 0 0 0 0 0% Mt. Vernon Corridor 171 59 230 5 2% Northwes t 52 43 95 29 31% State College 9 0 9 2 22% Uptown 269 56 325 6 2% Existing Project Areas 516 158 674 47 7% Source: First American MetroScan Information Service & San Bernardino GIS Financial feasibility and development viability of substandard lots Industrial Lots Substandard vacant industrial lots were examined in both the Existing Project Areas and the Added Areas. Vacant lots were specifically examined to see if their development is being hindered by their inadequate size and shape, based on the current development standards imposed by the Development Code. In the Existing Project Areas, 49% of the Substandard industrial zoned lots are vacant. In the Added Areas, specifically Added Area E, 15% of the Substandard industrial zoned lots are vacant. To determine if these lots can be developed, an analysis was performed using the minimum development standards set forth by the Development Code. This analysis was used to determine if Substandard vacant industrial lots can be developed based on their size and shape, and if they can be developed is it financially feasible to construct a hypothetical industrial building on them. Table A-19 shows the development standards used for this analysis. /125 CDC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER 8< AMENDMENTS Preliminary Report Site Code Reauirements for IL Zone 1 Table A-19 San Bernardino Merged Area B Minimum Width Requirements 2 63 feet Side Setback 10 feet Front Setback 10 feet Rear Setback 10 feet Structure Height (Maximum) 50 feet Lot Coverage (Maximum) 75% Parking Stall Length 3 19 feet Parking Stall Width 9 feet Back-Uo/Drivewav 24 feet I Assumes standard property was an interior parcel 2 Requirements do not take into account the actual width of the building 3 Assumes a 9O-dPnree narkinQ stall Source: City of San Bernardino Municipal Code The financial feasibility of development on Substandard industrially zoned lots was examined for Industrial Light ("IL") land use zoning designations. IL zoned lots were selected because they are the most prevalent Substandard industrially zoned property in Merged Area B. One of the two Added Areas with industrially zoned properties, Added Area E, has Substandard industrial lots, all of which are zoned IL. Table A-20 shows the median lot and building size for Substandard IL lots in the Existing Project Areas and the Added Areas. The minimum lot size requirement for IL zoned lots is 20,000 square feet. As shown in Table A-20, the median size of Substandard industrial lots in the Existing Project Areas is 7,405 sqyare feet or 63% less than the required lot size. For the Added Areas, the median size of Substandard If1dustrial lots is 7,841 square feet or 61% less than the required lot size. As described previously, Substandard lots represent 49% and 15% of the parcels which are vacant in the Existing Project Areas and Added Areas, respectively. Substandard Industrial Light (IL) Zoned Lots Table A-20 San Bernardino f\.'erged Mea B Existing Project Areas Added Areas (Saua re Feell (Square Feet) Median Lot Size 7,405 7,841 Median Building Size 1,200 915 Percentage of Inadeauate Lots that are Vacant 49% 15% Source: First American MetroScan Information Service & San Bernardino GIS County Assessor parcel maps were used to identify the most prevalent dimensions and shapes of Substandard industrial lots in each of the Existing Project Areas and Added Areas, and to see if those lots are of irregular shape and/or size. These lot sizes and dimensions were compared to the zoning code requirements for IL lots. In order to develop a building on an IL zoned lot the Development Code requires a minimum lot width of 63 feet. The Development Code also requires a 10-foot setback on each side, a parking stall length of 19 feet, and a width of 24 feet for back-up/driveway areas. Interior lots and lots which are adjacent to a street require different development standards. In an effort to be conservative, RSG used an interior lot for this analysis because the requirements for interior lots are less [126 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report stringent. Additionally, interior lots are the most common IL zoned Substandard lots within the Existing Project Areas and Added Areas. The analysis also assumed gO-degree parking stalls for the sites, thus allowing the easiest vehicular circulation. Site maps were also created in order to determine the maximum building size which could be developed on the IL zoned lots within the Existing Project Areas and Added Areas, given the current development standards and size and shape of the lots. Existinq Proiect Areas As identified in Table A-16, three of the Existing Project Areas, Mt. Vernon Corridor, Uptown, and Northwest, contain industrial Substandard IL lots. In order to determine the development viability of these lots RSG examined the lot widths of all vacant lots, which are shown in Table A-20. Lot Width for Substandard Vacant IL Zoned Properties Table A-21 San Bernardino Merged Area B Project Area Lot Width Mt. Vernon Corridor Project Area 50-60 feet Northwest Project Area 58-63 feet Uptown Proiect Area 50-60 feet Source: First American MetroScan Information Service & San Bernardino GIS The minimum lot width requirement, as set by the City in the Development Code, is 63 feet. Substandard industriallL lots in both the Mt. Vernon Corridor and Uptown Project Areas have lot widths ranging from 50-60 feet, and in the Northwest Project Area lot widths range from 58-63 feet. As shown in Table A-21, the lot width for Substandard industrial IL lots in all three of the Existing Project Areas are not wide enough to develop a building, based on the standards set forth in the Development Code. These lots are extremely narrow, to the extent that no building can be constructed on them, based on the development standards set forth in the Development Code. The small size and irregular shape of these lots does not allow them to be developed, unless they were consolidated. Added Area E As identified in Table A-17, one of the Added Areas, Added Area E, contains Substandard industriallL lots. Of these lots, 15% are vacant. RSG reviewed the lot dimensions of these lots and determined that they could be developed, unlike the three Existing Project Areas identified previously. Substandard industrial lots for Added Area E have similar site dimensions and configurations, thus a representative lot was used as a median lot to further determine the feasibility of future development. A site plan, see Map A, was created in order to determine the maximum building size which could be developed on this median lot, based on the development standards from the Development Code. Table A-22 identifies the development which can be constructed on a Substandard lot within Added Area E. 1127" CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Development on Median Substandard Lot in Added Area Table A-22 San Bernardino tv1erged Area B Type of Squa re Parking Loading Building Footage Spaces Spaces Added Area E 1 2-story 6,000 12 spaces 1 space 1 ~dian Lot (AA\I 0268-453-06 ) representative of aU I--L zoned parcels in Added Area E Source: San Bernardino Muncipial Code and San Bernardino GIS As shown in Table A-22, the median Substandard industriallL vacant lot in Added Area E can be developed with, at most, a 2-story building of 6,000 square feet with 12 parking spaces and a loading space. '. ~ f128 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report MAP A: I-L ZONE ADDED AREA E 10' in ~ '" Min, 12 Par1<ing Spaces Required b LEGEND _ Building Coverage, maximum of 10,125 Square Feet (Code 19.08.030(1 )(A)) ~ Required Loading Zone. minimum of 15'wide (Code 19.26.040(2)) . - I Minimum Driveway 'Mdth, 24' (Code 19.24.060(5)) Based on Added Area E APN 0268.453-06 90' 27' 10' b ~ b l"l 4 19' Loading Zone ~ M,nimum Par1<ing Space Size, 9' by 19' (Code 19.24,060(3)(0)) ImI Mimmum Stree!, Side and Rear Setback Distance, 10' (Code 19.08.030(1 )(A)) 10' 10' ~ SO' 1129 cnC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report A development pro forma for a hypothetical building the representative median Substandard IL lot was prepared for Added Area E to determine if it is financially feasible to develop or reinvest on lots of this nature while maintaining profitability. A development pro forma was also prepared for an adequately sized industrial IL lot. The pro formas show that investment in new development on these lots is not financially feasible because the revenues resulting from these buildings would not cover the costs to construct the buildings, while development on adequately sized lots is feasible. In other words, there is a project feasibility gap for projects constructed on Substandard sized lots in Added Area E, because of the development restrictions placed on those lots by the Development Code. The pro formas employ the income approach to valuation. Project feasibility is determined by subtracting the total development costs from the project value. The development feasibility gap of the project as well as the developer's equity contribution has been analyzed in order to assess the feasibility of the project. Marshall and Swift Valuation Manual, as well as our experience with similar projects throughout California, were used to estimate building shell costs for both of the industrial uses. On-site and off-site, financing, as well as other indirect costs were generated from current market rates or RSG's database for like expenses. Operating income and expense assumptions were based on review of local area real estate professionals and RSG's experience with projects of the proposed scope and scale. Based on information obtained through CBRE and Colliers International, average lease rates in the City were utilized; the assumed rental rate for IL was $1.15 psf/month. Industrial rental rates can vary greatly within the City based on the type, age, and use of the building. For this analysis it is assumed the building would be used for light industrial or research and development purposes. The buildings would command a higher than average rental rate based on these uses and the fact that the building would be new. Larger lots would typically contain larger manufacturing or distribution facilities, however, based on the smaller size of the lots it is reasonable to assume higher value light industrial or research and development companies would be the ultimate tenants. The pro formas, shown as Tables A-23 and A-24, illustrate economic analyses of the cost,' revenues, and economic return on capital invested to develop a median sized Substandard IL zoned lot in Added Area E. The pro formas assume the representative lot as laid out in Map A. A pro forma for a lot that is adequately sized is shown in Table A-23, demonstrating the feasibility gap between an adequat.eiy sized vacant lot, (Table A-24) and a Substandard one. The lot coverage factors, maximum heights, and"parking requirements identified in the Development Code were used to determine the building size which could be developed on these lots." The IL zone allows for a lot coverage maximum of 75%. Parking requirements, which vary by building size, significantly constrain development on Substandard sized lots and make development infeasible to achieve. The pro forma for the Substandard sized lot uses a 1 space for every 500 square feet of building square feet ratio, while the adequately sized lot pro forma can utilize a parking ratio of 1 space for every 1,000 square feet of building due to the different development standards for a lot which is adequately sized. Subterranean parking is infeasible, for the median sized Substandard lots because these lots are too small to accommodate adequate ingress and egress, as well as parking stalls. The pro forma presented as Table A-23 represents the development of a light industrial or research and development building located on a 13,500 square foot lot, the median lot size for Substandard IL vacant lots in Added Area E. The minimum standard set forth in the Development Code for this type of development is 20,000 square feet. This development is infeasible because development costs exceed the value of the project by $138,188; therefore, this project is not financially feasible. Furthermore, equity financing for would make up 27.2% of the financing. The pro forma presented as Table A-24 represents the development of an IL light industrial or research and development building located on a 20,000 square foot lot, which is the minimum standard set forth in the Development Code. The analysis concludes that the development would be feasible and would produce an additional profit of $68,742 for the developer, which is in addition to the typical developer fees already ~ Development Code Chapter 19.06 details CG-1 standards and Chapter 19.08 details IL standards. 1130 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report included in the pro forma. Aside from additional profits, analysis shows that equity financing would make up 13.1 % of the financing. Equity is the portion of a project's financing which is not provided by conventional financing (typically bank financing), and must be provided by a different source, usually the developer. Since the developer is the typical contributor of the equity financing portion, it is more attractive and less risky to develop a property with a lower equity contribution. The pro formas shown in Tables A-23 and A-24 indicate that it is not economically feasible to develop Substandard IL lots in Added Area E. However, the same pro formas show that it is economically feasible to develop lots which are adequately sized. In order for the development of a Substandard IL lot to become economically feasible, lot consolidation would need to occur to increase the size of the lots to the minimum size allowed in the Development Code. Additionally, amount of equity financing is substantially greater (13.1 % vs. 27.2%, more than a 100% increase) for the Substandard lot. Equity financing is typically provided by the developer of a project, thus the higher the equity contribution the less desirable the project is. 1---:;31 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Substandard Industrial Lot in Added Area E- Pro Fonna Table A-23 San Bernardino fJerged Ivea B Site Characteristics lot Square Feet 13,500 lot Co'lerage Maximum 0.75 Maximum Number of Stories 2.0 Par1<ing Area 4,400 Spaces (@ 400 SF per space) 11 Building SF per Space 500 Industrial Building (S.F.) 6.000 Pmll~ct Cost SFfUNfTS/SP PER SF/SP lllJ8l. Acquisition Costs 13.500 $5.00 $67.500 Total Acquisition Costs $67,500 CONSTRUCTlON: Otfsitellnfras lructureJUtilities 13,500 $9.00 $121,500 Site Costs Oncluding landscaping) 13,500 $2.00 $27,000 Parking (Surface; per space) 11 $1,350 $14,650 Industrial Building Cost (Finished) 6,000 $65.00 $390,000 Contractor Fee & General Conditions 8.0% $7.38 $44,268 Contingency 5.0% $4.98 $29,881 Total Construction $104,5lI $627 499 Total Land & Construction $694,999 %01 $ per Bldg. SOFT COSTS: construction ~ ImI A&E I Consultant Fees 5.0% $4.61 $27,668 Public Permits & Fees 2.0% $2.32 $13,900 Insurance, legal & Accounting 4.0% $4.18 $25,100 Taxes 1.~1o $1.04 $6,255 Marketing 2.5% $2.61 .. $15,687 De-.eloper Fee (G&A I Profit) 12.0% $12.55 ~ $75,300 Contingency 5.0% $1.37 $8,195 Total Soft Costs 27..% $28.68 $172,105 FINANCING: Construction Interest (18 months) 60% 6.5% $6.25 $37,530 Financing Fees 3.0% $3.49 $20,941 Equity (18 months) 40% 12.0% $6.24 $37 459 Total Financing $15.99 $95,930 Total Project Cost $160.51 $963.034 Industrial Renllllncome Gross Annual Rental Income 6,000 s.l $13.80 $82,800 (less): Vacancy & Collection 5.0% of Gross ncome 1$4140 Gross Effective Income $78,660 . Operating Expenses 7.5% of Gross Elfecti-.e Income ($5,900) Property Management 3.0% of Gross Effecti-.e Income ($2,360) Reset'\es 5.0% of Gross Effecti-.e Income 1$3.933 Total Expenses ($12,192) Net Operating Income $66,468 Cap Rate 8.00% Total Project Revenue $830,846 (Less) Oe~opment Cosls (963,034) ProfiUIFeaslbilitv GaDI /$132188 Source.' See /J.nn6fK1i1( 3. Pro Forma SoufC8$ and Assull'lDlions 1132 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Adeauate Industrial Lot in Added Area E - Pro Forma Table A.24 San Bernardino fv\:!rged Area B Site Characteristics Lot Square Feel 20,000 lot Co'oerage Maximum 0.75 Maximum Number of Stories 2.0 Parking Area 7,200 Spaces (@4oo SF per space) 18 Building SF per Space 1,000 Industrial Building (S.F.) 16.800 Proiect Cost SFtUNlTS/SP PER SFJSP IQJ8l. Acquisition Costs 20,000 $5.00 $100,000 Total Acquisition Costs $100,000 CQNSTRUCllON: OffsilellnfraslructureJUliJilies 20,000 $9.00 $180,000 Site Costs (including landscaping) 20,000 $2.00 $40,000 Parking (surface: per space) 18 $1,350 $24.300 Industrial Building Costs (Finished) 16,800 $65.00 $1,092.000 Contractor Fee & General Conditions 8.0% $6.36 $106,904 Contingency 5.0% $4.30 $72,160 Total Construction $90.20 $1 515364 Total Land & Acquisition 11,615,364 %of $ per Bldg. SOFT COSTS: construction ~ Iol2l A&E I Consultant Fees 5.0% $3.98 $66,815 Public Permits and Fees 2.0% $1.92 $32.307 Insurance, legal & Accounting 4.0% $3,61 $60,615 Taxes 1.2% $0.87 $14,538 Marketing 2.5% $2.26 $37,884 De..eloper Fee (G&A I Profit) 12.0% $10.82 $181,844 Contingency 5.0% $1.17 $19.700 Total Soft Costs 27.3% $24.63 $413,703 FINANCING: Construction Interest (18 months) 60% 6.5% $5.19 $87.230 Financing Fees 3.0% $3.19 $53,675 Equity (18 months) 40% 12.0% $5.22 $87.656 Total Financing $13.60 $228,560 Total Project Cost $134.38 $2,257,628 Industrial Rental Income Gross Annual Rental Income 16,800 s.f. $13.80 $231,840 (less): Vacancy & Collection 5.0% of Gross Income ($11.592 Gross Effective Income $220,248 Operating Expenses 7.5% of Gross Effecti\E! Income ($16.519) Property Management 3.0% of Gross Effecti\E! Income ($6,607) ReseMs 5.0% of Gross Effecti\E! Income ($11,012 Total Expenses (134,138) Net Operating Income $186,110 Cap Rate 8.00% Total Project Revenue 12,326,370 (less) De..elopment Costs ($2.257,628) Profit/IFeasibilitv Gan\ $68742 Source" See ADoend/x 3. Pro Forma Sources and AssumDIlons 1133 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Commercial Lots Substandard vacant commercial lots, in the Existing Project Areas and Added Areas represent 25% and 40% respectively. An analysis of lot size, shape, and financial feasibility, was performed for vacant commercial lots, using the minimum development standards set forth by the Development Code, in order to determine is these lots can be developed. Table A-25 shows the development standards used for this analysis. Site Code Requirements for CG-1 Zone 1 San Bernardino Merged Area B Table A-25 Minimum Width Requirements 2 42 feet Rear Setback Front Yard Setback Structure Height (Maximum) Lot Coverage (Maximum) Parking Stall Length 3 Parking Stall Width o feet 10 feet 30 feet 50% 19 feet 9 feet 1 Assumes property was not abutting a Residential Land Use District 2 Requirements do not take into account the actual width of the building 3 Assumes a 9Q-degree parking stall Source: City of San Bernardino Municipal Code .. ~ The financial feasibility of Substandard commercially zoned lots were examined for Commercial General ("CG-10) zoning and land use designations, which were selected because they are the most prevalent Substandard commercial lots in both the Existing Project Areas and the Added Areas. More specifically, CG- 1 represents 45% and 60% of all Substandard commercially zoned lots in the Existing Project Areas and Added Areas, respectively. Table A-26 shows the median lot and building size for Substandard CG-1 properties in the Existing Project Areas and Added Areas. The minimum lot size requirement for CG-1 zoned lots is 10,000 square feet. As shown in Table A-26, the median size of Substandard commercial CG-1 lots in both the Existing Project Areas and the Added Areas is 6,970 square feet or 30% less than the required lot size. As described previously, in the Existing Project Areas 40% of the commercial zoned Substandard lots are vacant and in the Added Areas 25% are vacant. 1134 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Substandard Commerical GenerafTCG-1l Zoned Lots Table A-26 San Bernardino Merged Area B Existing Project Areas Added Areas (Square Feet) (Square Feet) Median Lot Size 6,970 6,970 Median Building Size 1,443 945 PercantaQe of Inadeauate Lot that are Vacant 40% 25% Source: First American MetroScan Information Service & San Bernardino GIS County Assessor parcel maps were used to identify the most prevalent dimensions and shapes of these commercial lots in each of the Existing Project Areas and Added Areas, and these lot sizes and dimensions were compared to the zoning code requirements for CG-1 lots. In order to develop a building on a CG-1 zoned lot, the Development Code requires a minimum lot width of 42 feet. The Development Code also requires a 10-foot setback on each side, a parking stall length of 19 feet, and a width of 24 feet for back- up/driveway areas. In an effort to be conservative, RSG assumed the commercial CG-1 lot used in the analysis was not adjacent to residential uses, because the requirements for commercial properties not located nex1 to residential uses are less stringent. For example, commercial lots adjacent to residential uses must have an additional 1 0 foot setback either on the side or the rear of the lot. The analysis also assumed 90-degree parking stalls for the sites, thus allowing the easiest vehicular circulation. Site maps were also created in order to determine the maximum building size which could be developed on the CG-1 zoned lots within the Existing Project Areas and Added Areas, given the current development standards and size and shape of the lots. 1135 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Oevelonment on Median Substandard Commercial Lot in Existinll Proiect Areas San Bernardino Merged Area B Table A-27 Maximu Lot Width m Type of Square Loading Building Parking Spaces (Feet) Width Building Footage Spaces (Feet) All Existing Project Areas 50 7 2 story 2,300 9 1 Added Area B 2 - - 1 story 2,000 8 1 Added Area C 3 50 - 2 story 3,700 15 1 Added Area I of 40- 58 - - - - - Added Area K of 40- 58 - - - - - 1 All CG lots in Existing Project Areas have similar sizes, coofiguration, and conditions. Therefore. a median lot is representative for AN Existing Project Areas (APN 0154-252-14) z APN 0154-641-07 is a median parcel representative of all inadequate CG 101s within Added Area B. 3 All vacanllots CG Iols in Added Area C of Many of the lots only have 40-1001 width and therefore cannot be developed unless back-up on the street. Source: San Bernardino Municipal Cod~ and San B~mardjno GIS The minimum lot width requirement, as set by the City in the Development Code, is 42 feet. As shown in Table A-27, Substandard lots in the Existing Project Areas have lot widths which are wide enough to develop the lots. Along with all of the Existing Project Areas, the State College Project Area was specifically examined, RSG found that the lot widths of commercial CG-1 lots in the State College Project Area had a lot width of 50 feet, consistent with the other Existing Project Areas. ; ~ In the Added Areas, Substandard lots in Added Area C are wide enough to develop the lots. Substandard lots in Added Areas I and K have lot widths ranging from 40 to 58 feet, however, the vast majority of the lots in Added Areas I and K have a 40-foot width and therefore, cannot be developed, based on the standards set forth in the Development Code, Substandard commercial CG-1 vacant lots for all of the Existing Project Areas have similar site dimensions and configurations, thus a representative lot was used as a median lot to further determine the feasibility of future development. A site plan, see Map B, was created in order to determine the maximum building size which could be developed on this median lot, based on the development standards from the Development Code, As shown in Table A-27, the median Substandard commercial CG-1 vacant lot can be developed with, at most, a 2-story building of 2,300 square feet with 9 parking spaces and a loading space, Many of the Substandard commercial lots are also irregularly shaped, which makes them difficult to develop, The Substandard commercial lots in the Existing Project Areas are wide enough to construct a building on, as shown in Table A-27. However, it will be shown in the proceeding section that the irregularly narrow shape of these lots constrains their development. Due to the irregular narrow shape of these lots a long narrow building would need to be constructed on the lots. The irregular shape of these lots restricts the size of the building which can be constructed, based on other requirements, such as parking and setbacks, As will be shown in the following section, the reduced building sizes for these lots makes it economic infeasible to develop them. [136 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report l' 50' f MAP B: eG-l ZONE (40TH STREET PAl in M ~ LEGEND _ Building Coverage, maximum of 3,375 Square Feet (Code 19.06,030(I)(A)) c:J Required Loading Zone, minimum of 15' wide (Code 19.26040(2)) I I Minimum Driveway 'Mdth, 24' (Code 19.24.060(5)) c:J Minimum Parking Space Size, 9' by 19' (Code 19.24.060(3)(0) ~ Minimum Street Setback Distance, 10' (Code 19.060.030(1)(A) 10' 10' c:::=F=1 50' M N 19' me Min,9 Parking Spaces Required b ~ Based onAPN 0154-252-14 [137 cnC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report As previously discussed, only one of the Added Areas, Added Area C, contains Substandard lots which could be potentially developed, given the current development standards set forth in the Development Code. As shown in Table A-27, the majority of the Substandard commercial lots in Added Areas I and K are not wide enough to develop with a new building. These lots are extremely narrow, to the extent that no building can be constructed on them, based on the development standards set forth in the Development Code. The Substandard commercial lots in Added Area C are wide enough to construct a building on, as shown in Table A-27. However, it will be shown in the proceeding section that the irregularly narrow shape of these lots constrains their development. Due to the irregular narrow shape of these lots a long narrow building would need to be constructed on the lots. The irregular shape of these lots restricts the size of the building which can be constructed, based on other requirements, such as parking and setbacks. As will be shown in the following section, the reduced building size for these lots makes it economically infeasible to develop them. Substandard commercial CG-1 vacant lots in Added Area C have similar site dimensions and configurations, thus a representative parcel was used as a median lot to further determine the feasibility of future development. A site plan, see Map C, was created in order to determine the maximum hypothetical building size which could be developed on this median sized lot, based on the development standards from the Development Code. As shown in Table A-27, the median Substandard commercial CG-1 vacant lot can be developed with, at most, a 2-story building of 3,700 square feet with 15 parking spaces and a loading space. i . Ii38 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report l' 50' t;:; in 19' ~[ f.- a> Min. 15 Parking Spaces Required 1:> ~ l' MAP C: CG- 1 ZONE ADDED AREA C LEGEND _ Building Coverage, maximum of 4,925 Square Feet (Code 19.06030(1 )(A)) I=::J Required Loading Zone, minimum of 15' wide (Code 19.26040(2)) l3iiiiI Minimum Driveway Width, 24' (Code 19.24060(5)) I=::J Minimum Parking Space Size, 9' by 19' (Code 19.24.060(3)(0) 1:3 Minimum Street Setback Distance, 10' (Code 19060.030(1 )(A) 10' 10' ~ SO' Based on APN 0152-162-13 [139 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Financial Feasibilitv of Development on Commercial CG-' Lots Existina Proiect Areas A development pro forma for a representative median Substandard commercial CG-1 lot was prepared for all of the Existing Project Areas to determine if it is financially feasible to develop or reinvest on lots of this nature while maintaining profitability (Table A-28). A development pro forma was also prepared for a commercial CG-1 lot which meets minimum lot size requirements (Table A-29). The pro formas assume the representative lot as laid out in Map B. The lot coverage factors, maximum heights, and parking requirements indentified in the Development Code were used to determine the building size which could be developed on these 10ts.35 The CG-1 zone allows for a lot coverage maximum of 50%. Parking requirements significantly constrain development on Substandard lots and make deveiopment infeasibie to achieve. The parking requirement for buildings within the CG-' zone is 1 space for every 250 square feet of building square feet. Due to the median size of the Substandard lots subterranean parking is infeasible and surface parking must be utilized. Subterranean parking is infeasible on Substandard lots because the lots are too small to accommodate adequate ingress and egress, as well as parking stalls. The pro forma in Table A-28 shows that investment in new development on these lots is not financially feasible because the revenues resulting from these buildings would not cover the costs to construct the buildings, while the pro forma in Table A-29 shows that development on adequately sized iots is feasible. In other words, there is a project feasibilrty gap for projects constructed on Substandard commercial CG-1 lots in the Existing Project Areas, because of the development restrictions placed on those lots. The pro formas, shown as Tables A-28 and A-29, provide economic analyses of the cost, revenues, and economic return on capital invested for the median sized Substandard commercial CG-' zoned lots in the Existing Project Areas. The pro formas employ the income approach to valuation. Praject feasibility is determined by subtracting the total development costs from the project value. The deveiopment feasibility gap of the project as well as the developer's equity contribution has been analyzed in order to assess the feasibility of the project. Marshall and Swift Valuation Manual, as well as our experience with similar projects throughout"California, were used to estimate building shell costs for both the industrial and commercial uses. On-site, off-site, financing and other indirect costs were generated from current market rates or RSG's database for like expenses. Operating income and expense assumptions were based on review of local area real estate professionals and RSG's experience with projects of the proposed scope and scale. Based on information obtained through CBRE and Colliers International, average lease rates in the City were utilized; the assumed rental rate for CG-1 was $2.00 pst/month. For this analysis it is assumed the building would be used for general retail purposes. The buildings would command a higher than average rental rate based on the fact that the building would be new. The pro forma presented as Table A-28 represents the development of a general retail building located on a 6,750 square foot CG-1 lat, the median lot size for Substandard CG-1 vacant lots in the Existing Project Areas. This development is infeasible because development costs exceed the value of the project by $24,801; therefore, this project is not financially feasible. Furthermore, equity financing would make up 19.2% of the financing for the project. The pro forma presented as Table A-29 represents the development of a general retail building located on a 10,000 square foot lot, which is the minimum standard set forth in the Development Code. The analysis concludes that the development would be feasible and would produce an additional profit of $23,707 for the developer, which is in addition to the typical developer fees already included in the pro forma. Equity financing would make up 13.8% of the financing for the project. 35 Development Code Chapter 19.06 details CG-1 standards and Chapter 19.06 details IL standards. 114il SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report The pro formas shown in Tables A-28 and A-29 indicate that it is not economically feasible to develop Substandard vacant commercial CG-1 iots in Existin9 Project Areas, including the State College Project Area. However, the same pro formas show that it is economically feasible to deveiop parcels which are adequateiy sized based on the Development Code. In order for the development of a Substandard commercial CG-1 lot to become economically feasible lot consolidation would need to occur to increase the size of those lots to the minimum size allowed in the Development Code. Additionally, the percentage of equity financing is greater (19.2% vs. 13.8%, approximately a 39% increase) for the Substandard lot. Equity is the portion of a project's financing which is not provided by conventional financing (typically bank financing), and must be provided by a different source, typically the developer. Since the developer is the typical contributor of the equity financing portion, it is more attractive and less risky to develop a property with a lower equity contribution. [141 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Substandard Commercial Lot in Existing Project Areas- Pro Forma Table A.28 San Bernardino Merged Area B Site Characteristics Lot Square Feet 6.750 Lot Coverage Maximum 0.50 Maximum Number of Stories 2.0 Parking Area 4.000 Spaces (@ 400 SF per space) 10 Building SF per Space 250 Commercial Building (SF) 2.300 PROJECT COST SF/Units Per SF/PS Total Acquisition Costs 6.750 $5.00 $33.750 Total Acquisition Costs $33,750 Construction: Offsite/lnfrastructure/Utilities 6,750 $9.00 $60.750 Site Costs (including landscaping) 6.750 $2.00 $13.500 Parking (Surface; per space) 9 $1.350 $12,420 Commercial Building Cost (Finished) 2.300 $110.00 $253.000 Contractor Fee & General Conditions 8.0% $11.81 $27.174 Contingency 5.0% $7.97 $18.342 Total Construction $167.47 $385 186 Total land & Construction $418,936 %of $ per Bldg. SOFT COSTS: construction So.Ft. Total A&E I Consultant Fees 5.0% $7.38 $16.984 Public Permits & Fees 2.0% $3.64 $8.379 Taxes, Insurance, Legal & Accounting 4.0% $6.70 $15.407 Taxes 1.2% $1.64 ; $3.770 Marketing 2.5% $4.J.!l $9.630 Developer Fee (G&A I Profit) 12.0% $20.10 $46.222 Contingency 5.0% $2.18 $5.020 Total Soft Costs 27.4Y. $45.83 $105,412 FINANCING: Construction Interest (18 months) 60% 6.5% $8.00 $18.405 Financing Fees 3.0% $5.78 $13.295 Equity Funding (18 months) 40% 12.0% $9.85 $22.652 Total Financing $23.63 $54,351 Total Project Cost $251.61 $578,698 PROJECT REVENUE Gross Annual Rental Income 2.300 sJ. $24.00 $55.200 (Less): Vacancy & Collection 5.0% of Gross Income ($2.760 Gross Effective Income $52,440 Operating Expenses 7.5% of Gross Effective Income ($3.933) Property Management 3.0% of Gross Effective Income ($1.573) Reserves 5.0% of Gross Effective Income ($2.622 Total Expenses {$8,1281 Net Operating Income $44,312 Cap Rate 8.00% Total Project Revenue $553,898 (Less) Development Costs ($578.698) P,ofilllFeasibilitv Gaol 1$24 801 Source: See Appendix 3 - Pro FOfTN Source.s and A.s.sumption.s f142 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Adequate Commercial Lot in Existing Project Areas - Pro Forma Table A-29 San Bernardino Merged Area B Site Characteristics Lot Square Feet 10,000 Lot Coverage Maximum 0,50 Maximum Number of Stories 2,0 Parking Area 8.400 Spaces (@400 SF per space) 21 Building SF per Space 250 Commercial Building (S.F.) 4,700 Proiect Costs SF/UNITSISP PER SF/SP TOTAL ACQUISITION COSTS 10,000 $5.00 $50,000 Total Acquisition Costs $50.000 CONSTRUCTION: Offsile/lnfrastructure/Ulilities 10,000 $9,00 $90,000 Site Costs (induding landscaping) 10.000 $2,00 $20,000 Parking (surface: per space) 21 $1,350 $28,350 Commercial Building Cost (Shell) 4.700 $110,00 $517.000 Contractor Fee & General Conditions 8.0% $11,15 $52.428 Contingency 5.0% $7,53 $35,389 Total Construction $158,12 $743.167 Total land & Construction $793.167 %of $ per Bldg, SOFT COSTS: construction SO.Ft. Total A&E I Consultant Fees 5.0% $6,97 $32.768 Public Permits & Fees 2.0% $3,38 $15.883 Insurance, Legal & Accounting 4.0% $6,32 $29.727 Taxes 1.2% $1,52 $7,139 Marketing 2.5% $3,95 $18.579 Developer Fee (G&A I Profit) 12.0% $18,97 $89.180 Contingency 5.0% $2,06 $9,663 Total Soft Costs 27.3% $43.17 $202.918 FINANCING: Construction Interest (18 months) 60% 6.5% $9,11 $42.831 Financing Fees 3.0% $5,58 $26,224 Equity Financing (18 months) 40% 12.0% $9,16 $43,031 Total Financing $23,85 $112.085 Total Project Costs $235,78 $1,108,170 Commercial Rental Income Gross Annual Rental Income 4,700 sJ, $24,00 $112,800 (less): Vacancy & Collection 5.0% of Gross Income ($5,640) Gross Effective Income $107.160 Operating Expenses 7.5% of Gross Effective Income ($8,037) Property Management 3.0% of Gross Effective Income ($3,215) Reserves 5.0% of Gross Effective Income ($5,358 Total Expenses ($16.610) Net Operating Income $90.550 Cap Rate 8.00% Total Project Revenue $1.131.878 (less) Development Costs ($1.108,170) Pro/ill/Feasibllltv Gaol $23.707 Source See Append,1i 3 - Pro Forma Sources and Assumptions ["143 cnC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Added Areas A development pro forma for the representative median Substandard commercial CG-1 lot was prepared for Added Area C to determine if it is financially feasible to develop or reinvest on lots of this nature while maintaining profitability (Table A-3D). A development pro forma was also prepared for a commercial CG-110t which meets minimum lot size requirements (Table A-31). The pro formas assume the representative lot as laid out in Map C. The lot coverage factors, maximum heights, and parking requirements indentified in the Development Code were used to determine the building size which could be developed on these lots.36 The CG-1 zone allows for a lot coverage maximum of 50%. Parking requirements significantly constrain development on Substandard lots and make development infeasible to achieve. The parking requirement for buildings within the CG-1 zone is 1 space for every 250 square feet of building square feet. Due to the median size of the Substandard lots, subterranean parking is infeasible and surface parking must be utilized. Subterranean parking is infeasible on Substandard lots because the lots are too small to accommodate adequate ingress and egress, as well as parking stalls. The pro forma in Table A-3D shows that investment in new development on these lots is not financially feasible because the revenues resulting from these buildings would not cover the costs to construct the buildings, while the pro forma in Table A-31 shows that development on adequately sized lots is feasible. In other words, there is a project feasibility gap for projects constructed on Substandard commercial CG-1 lots in Added Area C, because of the development restrictions placed on those lots. The pro formas, shown as Tables A-3D and A-31, provide economic analyses of the cost, revenues, and economic return on capital invested for the median sized Substandard commercial CG-1 zoned lots in Added Area C. The pro formas employ the income approach to valuation. Project feasibility is determined by subtracting the total development costs from the project value. The development feasibility gap of the project as well as the developer's equity contribution has been analyzed in order to assess the feasibility of the project. Marshall and Swift Valuation Manual, as well as our experience with similar projects throughout California, were used to estimate building shell costs for both the industrial and commercial uses. On-site, off-site, financing and other indirect costs were generated from current market rates or RSG's database for like expenses. Operating income and expense assumptions were based on review of)ocal area real estate professionals and RSG's experience with projects of the proposed scope and scale. Based on information obtained through CBRE and Colliers International, average lease rates in the City were utilized; the assumed rental rate for CG-1 was $2.00 psf/month. For this analysis it is assumed the building would be used for general retail purposes. The buildings would command a higher than average rental rate based on fact the building would be new. The pro forma presented as Table A-3D represents the development of a general retail building located on a 6,765 square foot CG-1 lot, the median lot size for Substandard CG-1 vacant lots in Added Area C. This development is infeasible because development costs exceed the value of the project by $47,076; therefore, this project is not financially feasible. Furthermore, equity financing would make up 23.1% of the financing for the project. The pro forma presented as Table A-31 represents the development of a general retail building located on a 10,000 square foot lot, which is the minimum standard set forth in the Development Code. The analysis concludes that the development would be feasible and would-produce an additional profit of $23,707 for the developer, which is in addition to the typical developer fees already included in the pro forma. Equity financing would make up 13.8% of the financing for the project. The pro formas shown in Tables A-3D and A-31 indicate that it is not economically feasible to develop vacant Substandard commercial CG-1 lots in Added Area C. However, the same pro formas show that it is economically feasible to develop lots which are adequately sized based on the Development Code. In order for the development of a Substandard commercial CG-1 lot to become economically feasible lot consolidation 36 Development Code Chapter 19.06 details CG-1 standards and Chapter 19.08 details IL standards. [144 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report would need to occur to increase the size of those lots to the minimum size allowed in the Development Code. Additionally, the percentage of equity financing is significantly greater (23.1% vs. 13.8%, approximately a 67% increase) for the Substandard lots. Equity is the portion of a project's financing which is not provided by conventional financing (typically bank financing), and must be provided by a different source, typically the developer. Since the developer is the typical contributor of the equity financing portion. it is more attractive and less risky to develop a property with a lower equity contribution. [145 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Substandard Commercial Lot in Added Area B - Pro Forma Table A-3D San Bernardino Merged Area B Stte Characteristics Lot Square Feet 6.765 Lot Coverage Maximum 0.50 Maximum Number of Stories 2.0 Spaces (@ 325 SF per space) 9 Building SF per Space 250 Commercial Building (S.F.) 2.000 PROJECT COST SF/Unijs Per SF/PS Total Acquisition Costs 6.765 $5.00 $33.825 Total Acquisition Costs $33,825 Construction: OffsiteJlnfrastructurelUtilities 6.765 $9.00 $60.885 Site Costs (induding landscaping) 6.765 $2.00 $13.530 Parking (Surface; per space) 8 $1.350 $10.800 Commercial Building Cost (Finished) 2.000 $110.00 $220.000 Contractor Fee & General Conditions 8.0% $12.21 $24,417 Contingency 5.0% $8.24 $16.482 Total Construction $173,06 $346114 Total land & Construction $379,939 %01 $ per Bldg. SOFT COSTS: construction SO.Ft. Total A&E I Consuhant Fees 5.0% $7.63 $15,261 Public Permits & Fees 2.0% $3.80 $7,599 Insurance. Legal & Accounting 4.0% $6.92 $13,845 Taxes 1.2% $1.71 ; $3,419 Marketing 2.5% $4.3~ $8,653 Developer Fee (G&A I Profit) 12.0% $20.n $41,534 Contingency 5.0% $2.26 $4,516 Total Soft Costs 27.4-'" $47.41 $94,826 FINANCING: Construction Interest 7.0% $10.83 $21,657 Financing Fees 3.0% $5.90 $11,795 Equily Funding (18 months) 40% 12.0% $10.25 $20,510 Total Financing $26.98 $53,962 Total Project Cost $284.36 $528,726 PROJECT REVENUE Gross Annual Rental Income 2.000 s.t. $24.00 $48.000 (Less): Vacancy & Collection 5.0% of Gross Income ($2,400 Gross Effective Income $45,600 Operating Expenses 7.5% of Gross Effective Income ($3,420) Property Management 3.0% of Gross Effective Income ($1.368) Reserves 5.0% of Gross Effective Income ;$2,280 Total Expenses ($7,068) Net Operating Income $38,532 Cap Rate 8.00% Total Project Revenue $481,650 (Less) Development Costs ($528.726) ProfiIlIF..sibilitv Gaol 1$47,076 Source: SH Appendix 3 - Pro FOfmlj SoufCe~ .nd A$$umDtion~ [146 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Adequate Commercial Lot in Added Area - Pro Forma Table A-31 San Bernardino Merged Area B Site Characteristics Lot Square Feet 10.000 lot Coverage Maximum 0.50 Maximum Number of Stories 2.0 Open lot Area 5.000 Parking Area 6.825 Spaces (@ 325 SF per space) 21 Building SF per Space 250 Commercial Building (S.F.) 4.700 Prolect Costs SFIUNITSISP PER SFISP TOTAL ACQUISITION COSTS 10.000 $5.00 $50.000 Total Acquisition Costs $50.000 CONSTRUCTION: Offsile/lnfrastructure/Utilities 10.000 $9.00 $90.000 Site Costs (including landscaping) 10.000 $2.00 $20.000 Parking (surface; per space) 21 $1.350 $28.350 Commercial Building Cost (Finished) 4.700 $110.00 $517.000 Contractor Fee & General Conditions 8.0% $11.15 $52.428 Contingency 5.0% $7.53 $35.389 Total Construction $158.12 $743.167 Total land & Construction $793,167 %01 $ per Bldg. SOFT COSTS: construction Sa. Ft. Total A&E I Consultant Fees 5.0% $6.97 $32.768 Public Permits & Fees 2.0% $3.38 $15.863 Insurance. legal & Accounting 4.0% $6.32 $29.727 Taxes 1.2% $1.52 $7.139 Marketing 2.5% $3.95 $18.579 Developer Fee (G&A I Profit) 12.0% $18.97 $89.180 Contingency 5.0% $2.06 $9.663 Total Soft Costs 27.3% $43.17 $202,918 FINANCING: Construction Interest (18 months) 60% 6.5% $9.11 $42.831 Financing Fees 3.0% $5.58 $26.224 Equity Financing (18 months) 40% 12.0% $9.16 $43.031 Total Financing 523.85 $112,085 Total Project Costs 5235.78 51,108,170 Commercial Rental Income Gross Annual Rental Income 4,700 sJ. 524.00 $112.800 (Less): Vacancy & Collection 5.0% of Gross Income ($5.640) Gross Effective Income $107,160 Operating Expenses 7.5% of Gross Effective Income ($8.037) Property Management 3.0% of Gross Effective Income ($3.215) Reserves 5.0% of Gross Effective Income 1$5.358 Total Expenses (516.610) Net Operating Income 590,550 Cap Rate 8.00% Total Project Revenue $1.131.878 (Less) Development Costs ($1.108.170) P,oflUIFeaslbilltv GaD) 523.707 Source. See Appendix 3. Pro Forma Sources and Assumptions f147 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report ECONOMIC BLIGHT IN MERGED AREA B The previous discussion outlined the physical conditions of blight remaining within the Existing Project Areas and the physical blight observed in the Added Areas. CRL Section 33031(b) describes the economic conditions that cause blight. In order to show that the Existing Project Areas remain blighted and the Added Areas exhibit blighting conditions, economic conditions of blight described in CRL Section 33031(b) were analyzed. These economic conditions per the CRL are assessed in terms of depreciated property values, low lease rates, a lack of commercial facilities, residential overcrowding, hazardous waste sites, an excess of bars and other adult-oriented businesses, and high crime rates. In order to assess economic blight in Merged Area B, data from brokers, market studies, DataQuick, Metroscan, GIS, EnviroStor, Geotracker, CERCLlS, the Police Department, and other resources were collected and analyzed to determine what conditions may be adversely affecting the health and safety of individuals in Merged Area B, as well as the economic viability of Merged Area B and the community. The following discussion substantiates the seriousness of several conditions of economic blight within Merged Area B. Exhibits A-41 and A-49 illustrate the location of economic blight throughout Merged Area B. '. - [148 SAN BERNARDINO MERGED AREA B MERGER &. AMENDMENTS _ _ _ _ _ Pr~min~ry~epo~ MAP OF ECONOMIC BLIGHT 11 out of 9) tAN !ERNARDINO MERCED AREA! EXHIBIT A-41 L....... OSan Bemardino City _ AddedAnllls 40th Slrut Project Mt. Vernon Corridor Project Northwest Project I _ State Conege Proj.ct . / Uptown Project _ P~rcel5 npaired By Ne'WmilOt Superi.lnd Centnll City '.\lnt Project "Huillrdous W1I$te Site EconomIc BlIghl II 1ll11U.... -- " ; I~ r.1'fC .'>::......"" ~~ S"....""".. ."'~X1:,'!. ~..;; !W"~.TT; GIS ~,~.It......,,{ ~:.~ !;$.ql 149 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS ~lim-.!.na.~,,-~port MAP OF ECONOMIC BLIGHT 12 out of 91 SAN BERNARDINO ~GEOAREA B EXHIBIT A-42 -tiN!' Legend D Sin Bernardino City _ Added AI'eioI$ 40th Strut Prcj.ct ",n. Vernon Comdor PttlJect Northwest Project c:: stat. Col~g. Projed Uptown Project _ Parcels Imp,nd By NPi/lImIrtl: Superimd Central City Wesl Project ... Hazardous Vhste SCe r / I Economic Blight II 11:'-" 1I'1'\ ......-t...- Ll~ '''' Il:f_ .'k.......,.. ~~ ~..,.,...J. .'/li; X!.'~. ~.._,;rwl'~."1T;G1SL\,.:oIt.""""'''I''.'''':!:S.R1 @RSG 150 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Prelimina_ry Re~rt MAP OF ECONOMIC BLIGHT 13 oul of 9) SAN BERNAROINO liERGED AREA B EXHIBIT A-43 Legend CJSan Bltm...dlno City _Added Areas 40th Strul Project Nl. Vernon Corridor Project Northwest Project L-. State College ProjKt Uptown Project 1'" ~rcels Imp;lired By Newmark Superfund Central CityWe&! Project ". HaZilrdous Wnle Site r /-1 Economic Blight ~,tt ~..".,~ r'"'!n f:~.. ~ul-,' ,.,..."!. <;*'.~!ftfh.~.TT; GIS ~.:'......I'l:"jOQ~ ......: ~S..<!I II II '"J~ U.iI> t--II--t '" .~ @RSG 151 CDC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preli~n~ry Report MAP OF ECONOMIC BLIGHT (4 olrt 0191 SAN BERNARCINO MERGED AREA 8 EXHIBIT A-44 Legend r::::J San Bernardino City .. Added Area 5 40th Street Project II I l~fI 11;"1 _)--i @RSG Ut Vernon Corridor Project;- I UptO'Ml Project L" EconomIc Blight Northwest Project Central City 'West Project ... Hazardous Waste Site ....::J Stat. College Project U~ ,~ ~.,...\~~"'t!rlS"",.....,'.'/J)y."'1:.1, <;....:I..",...:.71'; GIS Llor.",j/;',,,~,,t ":.\! r.$.t~l ll:lolH 152 SAN BERNARDINO MERGED AREA B MERGER &. AMENDMENTS Prelil12!nary Report MAP OF ECONOMtc BLIGHT (5 out of 91 SAN BERNARDINO ~GEOAAEA B EXHIBIT A-45 Legend D San Bemardlno City _AddedAreas 40th Street Project Mt Ve mon Corlidor Project Northwest Project ~ State College Project uptown Project L Economic Blight Central City West Project ,., Hazardous Waste Site II l I~l> <l "" 1--11--1 II ~ l/~ , .'" ~......\~ r..'dl !':...._.- .''10/ ~"l:~. ~...:: !ft!!"..A!.= GIS ~.:o""'''''"j/){ ...::1: !is.RI @RSG 153 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS __ _P!::liminary Report MAP OF ECONOMIC BLIGHT 16 oul of 91 SAN BERNARDINO MERGED AREA B EXHIBIT A-46 Legend c:J San Bernardino City _AddedAreas 40th Street ProjocI Mt Vernon Corridor Project Northwest Project L- State College Project Uptown Project LL) Economic Blight Central Oty West Project ". Hazardous Waste Site II (l_lO Il~ t---il--i U~ ,~ , .'"' f::'.~\,..r~s:"."",...",Iy.V!.'f!. ~..:: rlttl,..~:rr; '3JS ':-'.:0;,.."1'1>""'1 ...~ ~SRI @RSG 154 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Repo~ MAP OF ECONOMIC BLIGHT (7 out of 91 SAN BERNARDINO tJERGED AREA B EXHIBIT A-47 '-.L' _ r. ; , ~~~RT>M,:=i " ~ r=I ~.T1\'.\ .~ r.. -~ y. 'I ,"OJ,"''''' r- " T-\ lo" ~ ' yo -""'~ -1>- I- r" ~ I 1~~~fJ1.;..I.,~~J .. c;.~ ~~~_ ~ ~~. -f0[~ !. W0T. ~~~ 'A'JI I -.. 1- "-: ;- - ~Id:li~ r-~ I ~ =~ j- L~' - ~{t: ~- -,~., ;.... . ~,'/f 1:Z:' !-t/W~- T ~ ~ 1=;;;;;;;:;;: M:': I' "'''''::;,0''' L,-L .1""" - - !-,11 ,::.' L ~~' I ~ ' ,"""''''.... // 11-2 I =-" . I 'I fj ....... -:: 7' ."" I. ~; , ~L=fi' )C....,;- J,"~=. I. "~ '. ..' ~' /. 'i'"~~A.\' 1 . ,1 .:;r A, T 11 I I I I ...."'... ""-OJitT .RiA I I 't ,h I/'" I.o.J 1- - -1 ..I I , ry 1'0 , l-rl<CN1 ~ '/Y. -^Jl CINllY' Legend r=J San Bernardlna Clly _ Added Ne.s 40th street Project MI. Vemon Comdex- Project Northwest Prqed State College Project Upl""" Project ZZi EcOllOl1"lc Bliltll Central City West Project ..." Hazardous Waste Site II tl:'l) 11:.0. -- '^ ~...;Io'i'" F""""$..........."';y;.."]!/). "'..:: !"'''",~:1f: GJS .:\..:'<o':.'t"",o~ ..:': !:SRI IJ~ .- @RSG 155 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS ~etimina"!y Report MAP OF ECONOMIC BLIGHT 18 out 01 91 SAN 8ERNAACINO ~AGED AREA B EXHIBIT A-48 ..?~W' CINI Z J ..... Legend D San B.rnardlno City ~AddedAre8s 40th street Prcjed MI. Vemon Comdor Project Northwest Prqed 1-_' State Colleoe Project Uptown Project 2:L Economc Bhg,t C#1lral City West Projed Y Hazardous Waste Site I 1~1'> U...., -- tH ,~ , .... ~.,.'o\YI ~.,:!tJ '!;..."W',' !PJ~ ;.1::.:. <;..::[t!!t,...:.'IY; GIS ~;o.!:I'","II{ ..:~ !E'$RI @RSG 156 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report MAP OF ECONOMIC BLIGHT (9 oul of 91 SAN BERNARDINO MERGED AREA B legend D San Bernardino City _ Added Areas 40th Street Project l nll'''~ II;~ -- " @RSG EXHIBIT A-49 ~ . W i i, 1 . ~ \ ErJ L~ .In:u~_ t J 5 .:W;_" ~ ~ A M1. Vernon Corridor Prcject North\...est Project State College Project Uptown Prcject / /i Econanic Blight Central City \o\Ies1 Project .. Hazardous W!lsle Site ~..Jo'\~ r~ 'S",...... .'Y?'X!~(]. "..:: r..",.r.:.'TT; GIS Llro.;>..:/I...."l.._~ ~s.ql t57 '^ loII'U CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Depreciated or Stagnant Property Values According to the CRL, depreciated or stagnant property values are conditions that can indicate economic blight. Property values depreciate or stagnate when blighting factors exist and impede economic progress within a community. Property vaiue trends are insightful measurements of the economic condition and viability of an area. They can also indicate an area's ability to attract homebuyers and investors. When property values of a specific area are appreciating, it is often an indicator of a healthy local economy. Conversely, if property values remain unchanged or are depreciating, the area's economy is likely to be in a state of decline. Since 2007, property values have depreciated significantly throughout Southern California as a result of the severe economic downturn. In order to ascertain the impact to the Existing Project Areas and Added Areas, property values were analyzed for land use categories included within these areas. Land uses within Merged Area B are comprised of residential, industrial, commercial and other uses. The State College Project Area has been isolated for the purposes of this analysis to examine economic blighting conditions unique to that area pursuant to CRL requirements associated with the amendment to extend the plan duration and collection of tax increment, as described previously in this Report. The following discussion examines and compares assessed property values for all land uses combined, as well as residential annual median sales, in each area in Merged Area B compared to the City (citywide), the County of San Bernardino, and the State of California (2006 through 2010). Assessed values were derived from the County of San Bernardino Property-Tax Rolls. Residential property values are based on the annual median sales price of homes sold between 2006 and 2010. Median sales price values were provided by DataQuick (2011) for Merged Area B, the City of San Bernardino, the County of San Bernardino, and the State of California. Assessed Values Table A-32 shown below depicts annual assessed values for the Added Areas, the Cily;of San Bernardino, the County of San Bernardino, and the State of California for 2006 to 2010. Only those Existing Project Areas and Added Areas that had a lower or equal percentage change in assessed value from 2006-2010 are shown in the table. Auessed Value Analysis, 2006-2010 TableA-32 San Bemardll'lO Merged Area B "" "" "" "" "" Chang_from "". 2006' ,....., "" ZOO7~8 "" 2001-09 "" 200....10 2011) 2006-2010 2010 SUlteofCahforn.a 3.&33,9048,299.000 lZ% 4,073.08$.766.000 10%4.463.6&4.235,000 $% .,678.2....877.000 _2"'..565,307.731.000 951.359,432.000 '" Count~ol Siln Bel'NldlllOI 138.1004.872.639 ,.. 160.231,613.138 '''' 161,260.197,311 .,,,, 1S6.0I0,603..39 ~'" 149.130,.98.329 ".025.825,690 .'" c." of San Bema.4lr\O' 7..".2.3,033 '" 8.727.865.955 7% 9.321,697.0492 ... 8.419.113..41. .,,,, 7.903.011,095 486.77.,062 " AddedAfuB 2,455.342 ". 2,838,210 '" 3.138,821 .,,,, 2,m.842 .", 2.2504.320 (201.022) ~% Added Aru 0 17.403.145 '" ".705.052 '" 18.613,173 .15" 15,745.095 .", 15,421.035 (1.982.110) .11% Added Aru E 61.214.511 '" 74.180.032 '" 80.408,131 ~'" 41,857.997 .13% 36,374.493 (24,B<lO.018) ~" Added Area F 15.346.747 "'" 17.703.!iJ6 .", 17.413,314 ~'''' 10,240.578 ~'" 9,675.168 t5,671.579} .37% Added Area H 12.957.481 '''' 15.066,690 '" 16.060.578 .,,,, U70,596 ." 9.094.210 (3,863,271) .,,,, Added Area I 32.415.451 23% 39801.707 " 40.191.655 ~'''' 23,691,622 .,. 21.985.706 (10,429,145) .,,,, AddedAreaJ 10.335,511 '" f1.248.122 '" 11.514.946 .,,,, 7.720,434 ~O'" 4.659.932 (5.615,519) .55% AddedAr-eaK 13.781,235 "" 17,856,924 "" 17,788.316 ~" 10.538,877 ~. 9.899,478 (3.881.157) .28% AddedAreaL 13.343,575 '''' 15.076,825 '" 16,140.377 ~" 11.203,250 .14% 9.668,063 (3.615.512) -28% AddedAr-e.M 3.725,968 ''''' 4.106,054 '" 4,198.126 "7% 3.063,&46 .16% 2.584.531 (1,141.431) -31% AddedAruN 20405.663 '''' 24,919,357 '" 25512167 ~'" 15.701,659 ~'" 14,814.737 5.590.926; -27% CoIurmI'le__....~_J'O.. .....god......81'1e.__.-.l~""'Ca<rity_ ~......8....__~_Coly..... <OrIye..PI9jKl..........-.._..~._Io'll",,,...,lNIIof....C'"I'_c......,._'"_......._ ~ St...&_off -"'.,_ eo..--,ofS...a._. r..R_ As shown above. these areas experienced declines in assessed value of between approximatelv 30% to 40% between 2006 and 2010. This is compared to iust a 7% increase Citv-wide an 8% increase Countv-wide. and a 26% increase Statewide. The fact that assessed valuations are declininQ at such a rapid rate in these 1158 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report areas indicates severelv depreciated values. A description of declines in assessed valuation in each of the areas shown in Table A-32 is provided below. . Added Area B Although this area experienced very large increases in assessed value in 2007 and 2008, assessed values decreased by 27% and 2% in 2009 and 2010, respectively. Overall, assessed values declined by 8% between 2006 and 2010. . Added Area D - Assessed values in this area rose slightly in 2007, remained stagnant in 2008, and then declined by 15% and 2% in 2009 and 2010, respectively. Assessed values decreased overall from 2006-2010 by 11 %. . Added Area E - Assessed values declined 41% from 2006 to 2010, due in large part to decreases in property values in 2009 and 2010 of 48% and 13%, respectively. The project area lost more than half its value in a period of just two years. . Added Area F - Assessed values in Added Area F declined by 41% in 2009, leading to an overall decrease from 2006 to 2010 of 37%. . Added Area H - This area had a very large decrease in assessed value of 39% from 2008 to 2009, with an overall decline of 30% in assessed value between 2006 to 2010. . Added Area I - Within this area, there was an increase in assessed value in 2007 then a slowing increase in 2008 followed by drops in assessed value in 2009 and 2010. Overall, assessed value declined by 32% between 2006 and 2010. . Added Area J - This area experienced a very large decline of 55% in assessed value from 2006 to 2010. Unlike other Existing Project Areas or Added Areas, Added Area J did not see large increases in assessed value in 2007 or 2008. In 2009 and 2010, assessed valuations continued to decline at rates of 33% and 40%, respectively. . Added Area K - While this area experienced an appreciation of assessed value in 2007 of 30%, a decrease of 41% followed in 2009. Combined with other years of stagnation, the area had an overall decrease of 28% from 2006 to 2010. . Added Area L - Although, this area had small increases in assessed value in 2007 and 2008, the overall assessed value dropped 31% and 14% in 2009 and 2010, respectively. Overall there was a decrease in assessed value from 2006 to 2010 of 28%. . Added Area M - With overall decrease from 2006 to 2010 of 31%, this area lost one third of its value in five years. . Added Area N - While this area had an increase of 22% in 2007, there was a slowing of appreciation in 2008, and finally declines in assessed value in 2009 and 2010 of 38% and 6% respectively. In total, Added Area N decreased in value by 27% between 2006 and 2010. f159 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Residential Values As summarized in Chart A-3, the primary land use by acreage in the State College Project Area is single family residential. Therefore, it is important to look specifically at residential property values and how they have changed in the last five years. Land Use Summa of State Colle San Bernardino Merged Area B Chart A-3 Single Family Residential 61% Multi Family Residential 0% PublicI Institutional 0% Vacant I Agricultural 32% Improvements Ass'd Associated 1% Unknown 1% Industrial 3% ';' Source: Metroscan Residential property values are lower in Merged Area B when compared to the City of San Bernardino, surrounding communities, the County of San Bernardino, and the State of California. In addition, residential property values were lower and dropped more over a five year period than property values in the State, the County and surrounding areas. Residential property values in the State College Project Area experienced a similar drop over a five year period to the City at San Bernardino, which was greater than the County, State, and surrounding cities, As evidenced by Table A-33, median home sates in 2006 were equal to $301,241 in Merged Area B which is the lowest median sales price when compared to the City, surrounding areas, the County, and the State. In addition, the median home sales price in 2010 in Merged Area B was $91,425, which was still significantly lower than the comparable areas. Merged Area B median home sale prices decreased dramatically, by 70%, from 2006 to 2010. This decline was larger than the City, surrounding areas including Riverside and Ontario at approximately 50%, the State, and the County. As sates prices for homes in Merged Area B decrease, the associated re-assessment of property values dampens the amount of tax increment revenue generated that can be reinvested into the community. [160 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report As evidenced by Table A-33, median home sales in 2006 were equal to $303,640 in the State College Project Area which is a lower median sales price when compared to the City, surrounding areas, the County, and the State. In addition, the median home sales price in 2010 in State College Project Area was $105,054, which was still significantly lower than the State, the County and cities of Riverside and Ontario. The State College Project Area median home sale prices decreased considerably, by 65%, from 2006 to 2010. This decline was larger than the surrounding cities, and the State and County. 2006-2010 Median Home Sales Analysis Table A-33 San Bernardino Merged Area B 2006 %.\ 2007 %.:". 2008 %.\ 2009 %.\ 2010 '!.l\ 2006,2010 State of California 1 $ 556,430 1% $ 560.270 -38% $ 348.490 -21% $ 274.960 10% $ 303,010 -46% San Bernardino County $ 365.000 -3% $ 355.000 -37% $ 225.000 -34% $ 149,500 4% $ 155.000 -58% Merged Area 82 $ 301,241 -1% $ 297.040 -52% $ 142.460 -44% $ 80,384 14% $ 91,425 .70% Stale College $ 303.640 -2% $ 297.910 -13% $ 258.684 .57% $ 111,597 -6% $ 105.054 0.65% San Bernardino3 $ 314,000 .3% $ 305.000 -51% $ 149.000 -46% $ 80.000 25% $ 100,000 -68% Riverside $ 420.000 -2% $ 410.000 -38% $ 256.000 -30% $ 180,000 7% $ 192,000 a54% Ontario $ 405,000 -4% $ 390,000 -35% $ 255.000 ~25% $ 190,000 7% $ 203,500 -50% 1 Median annual sales price for State of Calilomia includes only existing single-family homes 2 Data for Merged Area B was acquired by census block group 3 San Bernardino is inclusive of Merged Area B Sources_ Callforma ASsOCIation of Realtors. Dalaquick. 2011 While some causative factors to declining values can be attributed to the external ailing national economy, the West Inland Empire region has not experienced this rate of depreciation." These extremely depreciated property values indicate that something more is contributing to depreciated property values than external national factors alone. As mentioned previously in this Report, poverty levels and unemployment rates are higher in Merged Area B than in the City and the County. Additionally, median income and the percentage of owner-occupied residential units in Merged Area B are significantly lower than in the City or the County. Due to these factors, many residents do not possess the financial resources to secure financing to purchase a home in the areas. As discussed in more detail in this Report, the high incidence of crime may also be a contributing factor to the decline in home values. It has been established that while home ownership is often viewed as a way to help enable households to build wealth, threats to the value of that investment may limit the appeal of ownership. One such threat is crime, which may reduce the desirability of affected neighborhoods. Crime is likely to be capitalized into local housing values, and house prices are one way to capture neighborhood quality.38 Decline in property values causes a cyclical deterioration in neighborhoods. Property owners who have experienced severe depreciation in the value of their homes have little incentive to keep up the maintenance or paying mortgages on their property. These actions may lead to the homes being foreclosed on or the properties being put up for sale by owners who owe more on the property than its current worth. The increased supply in housing leads to further depreciation. Without assistance, it is unlikely that the private sector alone can mitigate the declining property values through reinvestment because it is not financially viable to invest in properties that show weak potential for growth. 37 DQ News; Single Family Home Values by City, 2009 33 Dietz. Robert D. and Donald R. Haurin. 2003. ~The social and private miCfo~level consequences of homeownershipft. Journal of Urban Economics 54: 401-450. ["161 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Additionally, between 2005 and 2006, many homebuyers used adjustable rate loans to purchase their homes. According to First American Corelogic Metroscan, approximately 40% of loans made in California during this time were either interest-only or option adjustable rate loans. Many of these loans have already adjusted or are set to adjust to higher interest rates, significantly increasing the homeowner's monthly payments. The combination of increased monthly payments and owing more than the home is worth may force many homeowners to walk away from their homes. These actions will cause the homes to revert to the lender. Homeowners who re-financed or took second loans during this time period are also likely to find themselves in a similar situation, increasing the number of homes that may revert to lenders. Summary of Declining Property Values Overall, Merged Area B is suffering from declining property values. As property values decline, Merged Area B will receive reduced amounts of tax increment revenues to reinvest back into blight-eliminating projects and programs in Merged Area B. Without reinvestment back into the community, conditions of physical blight mentioned earlier in this Report will persist, and private investment will be further deterred, which then leads to even lower property values. Without the financial tools that Redevelopment affords, the Agency will have very limited resources with which to fund blight remediation programs, and this cycle of decline and deterioration will continue unabated. ~ [162 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Impaired Property Values Due to Hazardous Waste Pursuant to CRL Section 33031(b) (2), the impairment of property values due in significant part to hazardous waste is an economic blighting condition. The CRL defines hazardous waste as any hazardous substance that is defined in Section 25281 (h) of the California Health and Safety Code. Hazardous waste can result from manufacturing processes or discarded commercial products, such as cleaning fluids or pesticides. The presence of hazardous waste contamination can often be a major impediment to the redevelopmenUdevelopment of properties commonly referred to as "brownfields: The US Environmental Protection Agency ("EPA") defines "brownfields' as "real property, the expansion, redevelopment, or reuse of which may be complicated by the presence or potential presence of a hazardous substance, pollutant, or contaminant. Cleaning up and reinvesting in these properties protects the environment, reduces blight, and takes development pressures off green spaces and working lands:" Hazardous waste contamination can severely delay and increase the cost for the disposition and development of property due to testing, remediation, difficulty in resolving existing or potential liability issues, and difficulty in obtaining financing. As a result of the lengthy and costly process to remediate a hazardous waste site, properties which are contaminated are often left underutilized or abandoned. Redevelopment agencies can playa critical role in putting these underutilized brownfields back into productive use as assets for the community. In California, redevelopment agencies possess unique powers through the Polanco Redevelopment Act ("Polanco Act") (AB 3193, Chapter 1113, Statutes of 1990) to reduce or eliminate the legal and financial liability of environmental contamination from a prospective developer of a brownfield site. Major projects like Petco Park in Downtown San Diego would not have occurred without redevelopment assistance through the Polanco Act. Northwest and State ColleQe Proiect Areas" Newmark Ground Water Contamination Hazardous waste sites vary greatly in size and extent. While one site may only affect a very contained area, the negative effects of another site might be felt for miles. One such expansive hazardous waste site is a ground water contamination plume originating just outside the northern portion of the Northwest Project Area and extending into the Northwest Project Area and the State College Project Area. Exhibit A-50 illustrates the location of this hazardous waste site. This ground water contamination site is on the Superfund National Priority List as part of the North San Bernardino area groundwater site extending 6,000 acres from the source. This particular sub-area of the Superfund site encompasses four municipal wells known as the Newmark Well Field. The City of San Bernardino Water Department was forced to close the wells in the early 1980's when they were found to be contaminated with high levels of halo-genated organic compounds including tetrachloroethylene (PCE) and trichloroethylene (TCE). Chemicals such as these are typically used as degreasers in commercial, industrial, and aerospace activities. While the site is currently under a remediation program, the contamination is believed to possibly be spreading to other drinking water sources, potentially affecting a population of at least 200,000 people4o 39 US EPA Study. htto:/lWINW.eoa.aov/brownfields - January e. 2010. 40 Envirostor. htto:ffwww.envirostor.dtsc.ca.oov/oublidorofile reoort.aso?alobal id=36990002 _ June 2011 f163 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER &. AMENDMENTS _ ___ Prelimj~ry Report NEWMARK GROUNDWATER CONTAMINATION RINGS SAN BERNARDINO UERGED AREA B EXHIBIT A.50 "'. .. .. Legend c::J San B8mafC)no ell, ~ Newmartl Slle' NOtttlWeSIPrClj~ ISlaleColi.Pr~ 1--11--1 -. .soure.. s.... s.m.rdno GJS~. EnvitoMOl. ~r CERCLlS @RSG 164 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Impaired Property Values The Newmark site poses a serious risk to the health and safety of everyone affected by it, but it has also had a significant effect on the property values of the surrounding area. According to a study by the EPA, .Once a release of hazardous material has been discovered, property values may decline because consumers prefer not to live or work near places that put them at higher risk to adverse health outcomes:" So despite the fact that the Newmark Site is centered on a parcel immediately adjacent in geographical location to Merged Area B, the health risks and negative impacts on property values extend well into Merged Area B. In addition, despite remediation efforts, there is evidence the negative impacts of a hazardous waste site, such as declining property values, can continue long after the site has been cleaned up because a stigma has developed. The aforementioned EPA study also states, "An important aspect of stigma is that it may result from changes in a community that remain even after the health risk of contamination are eliminated such as deterioration in housing stock. " In other words, a significant hazardous waste site can lead to consequences that are extremely far-reaching both geographically and chronologically. In order to assess the effect the Newmark site has had on property values in the surrounding areas, buffers with radii of .5 miles, 1 mile, 1.5 miles, and 2 miles were drawn, see Exhibit A-50. Within those rings, the average price per square foot for the most recent sales in the State College and Northwest project areas and across all property types was analyzed. The results can be seen in Chart A-4. Newmark Site Property Value Analysis San Bernardino Merged Area B Chart A-4 $50.00 $40.00 - 0 0 LL $30.00 '" ~ .. ::l C' $20.00 VI ~ '" c. $10.00 '" u .;: 0- $0.00 $42.82 .25 Miles .5 Miles 1 Mile 2 Miles Distance from Newmark Site Center' I Each radius excludes all smaller radii in the table Source: City o( San Bernardino. California Department of Toxic Substances Envirostor Database, Metroscan. ., US EPA Study - htto:/Jw.Nw,eo8.Qov/brownfields - January 6. 2010. [165 cnC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report It is clear from the data presented above that the contamination of this area has impaired property values in those areas located closest to the site. As shown in Chart A-4, the property values within a 2 mile radius of the site are on average $42 per square foot. However, average property values per square foot decline the closer the property is to the center of the site. Within a 1 mile radius of the site, average property values drop by 18% to approximately $35 per square foot. Average property values plummet by 66% to approximately $12 per square foot for properties located within a one half mile radius of the site. Then property values drop another 59% to $4.84 per square foot for properties located within a quarter mile radius of the Newmark Site. It is important to mention that despite combining property values for both the State College and Northwest project areas in Chart A-4 above, State College properties are predominantly more represented in the raw data. While 84 parcels in the Northwest Project Area were within the 2 mile radius of the center of the Newmark Site, 1.896 State Colleae parcels (53% of the acreaae and 55% of the parcels within State Colleae) were within the 2 mile radius. The data indicates that the State College Project Area is the area most affected by the Newmark groundwater contamination site, and the resulting lower property values. . f166 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report RemaininQ MerQed Area B Hazardous Waste Contamination In order to assess ongoing environmental contamination within Merged Area B, research was conducted using the Department of Toxic Control Substance's ("DTSC") Envirostor database, the State Water Resources Control Board's ("SWRCB") Geotracker database, and the EPA's CERCLlS database. Hazardous waste sites found within these databases have been compiled and presented in Table A-34 and Chart A-5, as well as Exhibits A-51 through A-53. Table A-34 shows a comparison of the total number of hazardous waste sites that are located in three of the Existing Project Areas and Added Areas C, G, and I, and their proportion to the total number of hazardous waste sites the City. For comparison, the acreage of Merged Area B, the three Existing Project Areas, and Added Areas C, G, and I as a proportion of the total acreage in the City is also given. Only the Existing Project Areas and Added Areas containing a greater percentage of hazardous waste sites as compared to their acreage as a proportion of the total acreage of the City were shown. However, the data contained in the table for "Merged Area B" is a combination of all Existing Project Areas and Added Areas, rather than just the Existing Project Areas or Added Areas listed. Hazardous Waste Sites 4 Table A-34 San Bernardino Merged Area B % of Total Total Haz. % of Total Location Acreage Acreage' Waste Sites Sites City of San Bernardino 38,404 100.0% 232 100.0% Merged Area B' 7,800 20.3% 52 22.4% 40thSt 99 0.3% 1 0.4% Mt Vernon Corridor 1,957 5.1% 13 5.6% Uptown Project 452 1.2% 20 8.6% Added Area C 44 0.1% 3 1.3% Added Area G 53 0.1% 1 0.4% Added Area I 104 0.3% 1 0.4% Total values for City of San Bernardino include Merged Area 8 2 Represents the total of all Existing Project Areas and Added Areas within Merged Area B 3 Represents acreage as a percentage of the total acreage in the City of San Bernardino 4 Only the Existing Project Areas and Added Areas containing a greater percentage of hazardous waste sites as compared to their acreage as a proportion of the tolal acreage of the City are shown Source: City of San Bernardino, California Department of Toxic Substances Envirostor Database, California State Water Resources Control Board, Geotracker database, and Environmental Protection Agency CERCUS database. Chart A-5 shows the percent of the total acreage of the City versus the percent of the total hazardous waste sites for the three Existing Project Areas and Added Areas detailed in Table A-34. f167 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Hazardous Waste Sites vs Acreage San Bernardino Merged Area B Chart A-5 _ % of City Hazardous Waste Sites - % of City Acreage 40th St If Mt Vemon Corridor -.. " Uptown Project ~ <( u " Added Area C 0' ~ III "- Added Area G Added Area I !P 0.0% 2.0% 4.0% 6.0% Percent 8.0% 10.0% 1 Only the Existing Project Areas and Added Areas containing a greater percentage of hazardOus waste sites as compared to their acreage as a proportion of the total acreage of the City are shO'Nf'l. Source: City of San Bernardino, Ca/ffomia Department of Toxic Substances Env;rostor Database. California State Water Resources Control Board, Geotracl<er database, and Environmental Protection Agency CERCLlS database. As shown on Table A-34, Merged Area B comprises 20.3% of the Crty's acreage, but accounts for 22.4% of the hazardous waste sites, which indicates a disproportionately high number of hazardous waste sites within Merged Area B. It is also important to note that three of the six Existing Project Ar~as (or one half) contains a disproportionately high number of hazardous waste sites. The Uptow~ Project Area in particular has the greatest percentage of hazardous waste sites of the Existing Project Areas and Added Areas shown in Table A-34 and Chart A-5. It contains only 1.2% of the acreage in the City but has 8.6% of the hazardous waste sites. With regard to the Added Areas, Added Areas C, G, and I combined make up only 0.5% of the total acreage of the City of San Bernardino. However, they contain 2.1% of the hazardous waste sites within the City indicating a disproportionately high number of hazardous waste sites within these three Added Areas. In addition, Added Areas C, G, and I comprise 31.9% of the total acreage of all the Added Areas combined, indicating that a large percentage of the Added Areas are plagued by hazardous waste contamination. Impaired Property Values Typically cost-restrictive, the cleanup of brownfields can take years or decades before the sites are suitable for development. Through the Polanco Act, redevelopment agencies have been granted important leverage in remediating hazardous waste sites located within redevelopment project areas. First, the cleanup must be consistent with the Agency's schedule. Second, the Agency plays an important role in determining important cleanup guidelines. Lastly, the Agency can determine whether the responsible party's proposed cleanup plan is consistent with the guidelines set forth in the nationwide standards for cleanup of hazardous waste sites, the National Contingency Plan.".43 Although the Polanco 42 "Polanco Redevelopment Act Overview", Foley Lardner, 2009. [168 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Act entitles agencies the oversight to ensure brownfields within project areas are remediated properly, it is still a time-intensive process. Hazardous waste sites are required to be remediated prior to sale and development, therefore the cost and length of time required to make a property development-ready can deter remediation and private investment. .3 The National Contingency Plan is a set of nationwide standards for the cleanup of Superfund sites. 1169 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER &. AMENDMENTS __ _ _ __ _ Preliminary R,:port HAZARDOUS WASTE SITES - NORTHERN PORTION &AN aERNARCINO ~CEDAAEA B EXHIBIT A-51 Legmd . HIZ8ldout VIew Sh CI Sen B<<Nrdlno atv 40th St....c Prq.d. M:. Vema\ Corrimf PrqltCt NDl'ttMtM Project . ~ S.ra Col. PJI:iKt :-Uptown Prqcct - CAr*.1 Cily VWV Proted _ AddId Areas .l ~ I. lnO'" PROJECT.... ......-, . II 1I~" 11" 1--1 J--I " .... ~~. S,)Il :.c....;l"\:'m ~.:; ~,X!......er.i !.."..r;~ t.:c.,.,X".C'( <.:t...t-':..r~' 170 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS ~etiminary Re~rt HAZARDOUS WASTE SITES - CENTRAL PORTION SAN BERNARDINO WRGED AAU. B EXHIBIT A-52 L.""nd .. .... ~a-':k-.l.W4'~"'~\O Cl'S.:fIr;.;!....:JI~'Cllt .Ip..."'r>....;..(f "'t 1.......II/lI~'J',..c:rP.....r.r 1.1Wl:Z'_:-V,j"'~1 ''''''titl'':'' =t.~'..:.l' r-;.&.'CC'-.:.,lo-llO:......Ctc:l ~~'''31 :fo;""~~~1It~;t ~>,\X'(1.o:.~... -. " ..... , , rlij n: -- ", " " "'n ~~OI"t'C, ~ ':'c.m-"",lO~ :;":; ~XJ:;roo~n;. !...,,~~ <..,.o-!:,xo,C'; r.:L"t..~.:~. 171 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report HAZARDOUS WASTE SITES - SOUTHERN PORTION SAN BERNARDINO NERGED AREA B EXHIBIT A-53 ~ NORTHWEST ~. Q PROJECT AREA I MI. Vernon Corridor Project J 40th Street Project Northwest Project r- State College Project - Cenlral City West Project _ Added Areas M'T. veRNON CORRIDOR PROJECT' AREA l u:~:. l;::' -- .< IUt , L1,~J f.:)tJ!DfI" f.I"IIJ F:~tj)i'I.""Io-;~ r.1~ i.f'lp;t!tm~.-;'. E..:,;:r,")j>n.~ l~c.tr.......;~~:: GFi':!r:J 1$ [172 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Until remediation of brownfield sites occurs, redevelopment efforts will be hindered. According to J.C. Norby & Associates, a professional real estate appraisal company, those who have purchased, invested in, or made loans on real estate impaired by chemicals and toxic compounds faced devastating consequences. J.C. Norby & Associates further notes that, in many cases, the cost of remediation exceeds the property's market value. Short of a full property appraisal, it is difficult to fully assess how hazardous wastes may impair the property value of the affected site or the value of nearby properties. However, as reported by the National Association of Realtors, the presence of hazardous waste and its associated stigma can seriously impact the value of the subject property as well as the surrounding properties and neighborhoods.44 Furthermore, authors Michael Greenberg and Justin Hollander argue that the time needed to remediate a site, proximity to a contaminated site, and the type of contamination present are major constraints that can negatively impact the value andlor marketability of the contaminated site and surrounding properties.45 According to William Kinnard", the following criteria are commonly used for measuring the decreased market value of contaminated properties: 1. Cost to Correct 2. Reduced Marketability 3. Inability to Obtain Mortgage Financing 4. Reduced Net Operating Income 5. Higher Capitalization Rate Common causes of site contamination in Merged Area Bare auto- and industrial-related. Uses such as gas stations, auto repair, and recycling are known to pollute sites with contaminants such as lead, gas, motor oil, as well as other volatile organic compounds and metals. These contaminants have also been known to affect groundwater and soil as well as aquifers and wells used for potable water. If contaminated, the health, safety, and general welfare of the City's residents are at risk. To demonstrate impaired values, RSG developed pro forma analyses for a former auto-related site in the Uptown Project Area. The site is registered on the SWRCB's Geotracker Database as having gasoline contaminated soil. This property is zoned for industrial uses but is currently vacant. The site is a corner lot and has very good visibility and street frontage. It could remain an industrial site or could easily be used as a commercial property. Given these conditions and the costs associated with hazardous waste remediation, it would be an ideal site for redevelopment assistance. As shown in Tables A-36 and A-37, the pro formas present the total cost to develop the site inclusive of remediation costs (Table A-36) and a similar site without contamination (Table A-37). Assumptions mirror those of the prior industrial pro formas presented in the substandard lot size analysis section, however, the lot square footage has been changed to reflect the actual site (20,250 sqlt), and the building square footage has been changed to reflect the maximum feasible sized building which could be constructed according to the zoning code and site configuration (13,000 sq It). The land purchase price shown in Table A-36 reflects the actual 2010 assessed value of the property. In Table A- 37, the purchase price has been elevated assuming the market value of a site without contamination would be higher than one with contamination. In order to reach the price per square foot per month lease rate ($1.25), lease rates of similarly sized properties with land uses such as new office buildings or research and development buildings, in the City were obtained using Loopnet. In Table A-36, a line item for remediation costs has been included ($250,000). The remediation cost is a generalized figure and assumes the site contains leaking underground storage tanks ("LUSTs") which have released petroleum-based contaminants into the soil and groundwater. Cleanup costs for LUSTs vary from site to site based on the degree of soil 44 Karen Swanson. ~Field Guide to Effects of Hazardous Wastes of Property Values." National Association of Realtors. March 2007. .5 M. Greenberg, and J. Hollander. ~Neighborhood Stigma Twenty Years Later: Revisiting Superfund Sites in Suburban New Jersey," Appraisal Journal. 2006. 46 William N. Kinnard. "The Cutting Edge 1998." The Royal Institution of Chartered Surveyors. 1998. rm- cnC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report contamination, the number of tanks that must be removed, and the extent to which contamination of the groundwater has traveled. Based on these factors, cost guidelines published by the SWRCB for the Underground Storage Tank Fund'7. and consultation with several brownfields consulting firms, a cost estimate of $250,000 was used. As shown in Table A-35, the cost of development as shown in Tables A-36 and A-37 is summarized. A site with hazardous waste will have an associated cost of $23.34 more per square foot to develop (approximately 16% more) than a site that does not contain hazardous waste. even though the cost to purchase the contaminated site is less. This value is significant, and can make development and/or remediation of hazardous waste sites prohibitive. Hazardous Waste Site Cost Comparison Table A-35 San Bernardino Merged Nea B Project Cost per bldg sf Site with Site w/out Haz Waste Haz Waste Ii Industlial Site - (13,000 sqfl building) $168.92 $145.58 $23.34 Source: RSG .i . 47 Stale Water Resources Control Board. 3Cost Guidelines: Underground Storage Tank Fund (Final Draft).~ 2001. [174 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Industrial Site with Hazardous Waste Table A-36 San Bernardino Merged Area B Site Characteristics lei: Square Feel 20,250 lot Cmefage Maximum 0.75 Maximum Number of Stories 2.0 Minimum Open lol Area 5,063 Par1ting Area 7.220 Spaces (@ 380 SF per space) 19 Building SF per Space ... Industrial Building (S.F.) 13,000 ProiectCost SFfUNrrsfSP PER SF/SP IQJAL Acquisition Costs 20,250 55,34 $108,135 Total Acquisition Costs $108,135 CONSTRUC11ON: Qnsitellnfraslruc1urelUlilities 20,250 $9.00 $182,250 Site Costs ~ncluding landscaping) 20,250 $2.00 $40,500 Parking (surface; per space) 19 $1,350 $25,650 Industrial Building Costs (Finished) 13,000 $65.00 $845.000 Hazardous Waste Remediation $250,000 Contractor Fee & General Conditions 8.0% $6.73 $87,472 Contingency 5.0% $5.50 $71.54.4 Total Construction $115.57 $1502416 Total land & Acquisition $1,610.551 "'" $ ... Bldg. SOFT COSTS: construction lilI...E1. Illlo! A&E I ConslJ1ant Fees 5.0% $4.21 $54,670 Public Permits and Fees 2.0% $1.68 $21,868 Insurance, legal & Accounting 4.0% $3.36 $43,736 Taxes 1.2% $1.11 514,495 Marketing 2.5% 52.10 527,335 Dewloper Fee (G&A I Profit) 12.0% 513.87 $180,290 Contingency 5.0% $1.32 517,120 Tobll Soft Costs 23.9% $27." $359,514 FINANCING: Construction Interest (18 months) 60% 6.5% $7.06 $91,801 Financing Fees 3.0% $3,76 $48,924 Equity (18 months) 40% 12.0% $6.55 585,107 TOlal Financing $17.37 $225,832 Total Project Cost $168.92 $2,195.896 Industrial Rental Income Gross Annual Renlallncome 13.000 s.l. $15.00 $195.000 (less): Vacancy & Collection 5.0% of Gross Income {$9750 Gross Effective Income $185,250 Operating Expenses 7.5% of Gross Elfecti\e Income (513,894) Property Managemem 3.0% of Gross Elfecti\e Income 1$.....) Res...... 5.00k of Gross Etrecti..e Income (59,263 Tobll Expenses ($28,714) Net Operating Income $156,536 Cap Rate 8.00% Total Project Revenue $1.956,703 (less) Oe\eIopmem Costs (52,195,896) Profi!:l{Feaslbl~ity Gap) 1$239193 Source: See ADoendlIC 3. Pro FormII Source! and Auumotion$ 1175 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Industrial Site without Hazardous Waste Table A-37 San Bernardino fllerged Area B Site Characteristics lot Square Feet 20.250 lot Co..erage Maximum 0.75 Maximum Number of Stories 2.0 Minimum Open lot Area 5,063 Parking Area 7,220 Spaces (@ 380 SF per space) 19 Building SF per Space 684 Industrial Building (S.F.) 13.000 Proiect Cost SFIUN1TS/SP PER SF/SP JQIAl. Acquisition Costs 20.250 $6.50 $131.625 Total Acquisition Costs $131,625 CONSTRUCTION: OffsitellnfrastruclureJUtilities 20,250 $9.00 $182.250 Site Costs (including landscaping) 20,250 . $2.00 $40,500 Parking (surface; per space) 19 $1,350 $25.650 Industrial Building Costs (Finished) 13,000 $65.00 $845,000 Contractor Fee & General Conditions 8.0% $6.73 $87,472 Contingency 5.0% $4.54 $59,044 Total Construction $95.38 $1239916 Total Land & Acquisition $1.371,541 %of $ per Bldg. SOFT COSTS: construction ~ I2W A&E / Consultant Fees 5.0% $4.21 $54,670 Public Permits and Fees 2.0% $1,68 $21,868 Insurance, Legal & Accounting 4.0% $3.36 $43,736 Taxes 1.2% $0.95 $12,344 Mar1c.eting 2.5% $2.10 i $27,335 Oewloper Fee (G&A I Profit) 12.0% $11.45 $148,790 Contingency 5.0% $1.19 . $15.437 Total Soft Costs 26.1% $24.94 $324,180 FINANCING: Construction Interest (18 months) 60% 6.5% $6.01 $78,178 Financing Fees 3.0% $3.49 $45,339 Equity (18 months) 40% 12.0% $5.64 $73.255 Total Financing $15.14 $196,772 Total Project Cost $145,58 $1,892.492 Industrial Rental Income Gross Annual Rental Income 13,000 s.f. $15.00 $195,000 (Less): Vacancy & Collection 5.0% of Gross Income /$9.750 Gross Effective Income $185,250 Operating Expenses 7.50/'1. 01 Gross Effectiw Income ($13,894) Property Management 3.0% of Gross Elfectiw Income 1$5.558) Reserws 5.0% of Gross Effectiw Income /$9.263 Total Expenses ($28,714) Net Operating Income $156.536 Cap Rate 8.00% Total Project Rell:enue $1.956.703 (Less) Deloelopment Costs ($1,892.492) Profit//Feasibilltv Gan\ $64211 Sourc. See ADoendJl 3. Pro FOIma Sources and AssumlltJOns [176 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Considering the concentration of brownfield sites in Merged Area S, mitigation of active hazardous waste sites is necessary to facilitate redevelopment in Merged Area S. If not remediated, contaminated properties risk underutilization, impaired values, and continued blighting conditions. The exorbitant costs associated with remediation of an active hazardous waste site are a major deterrent to private investment. [177 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Abnormally Low Lease Rates or Abnormally High Vacancy Rates Pursuant to CRL Section 33031 (b) (3), abnormally high business vacancies or abnormally low lease rates are economic conditions causing blight. Data obtained from commercial real estate brokerage firms indicates that business vacancies, particularly industrial vacancies, are abnormally high in the Existing Project Areas, and the City as a whole. Many of the industrial buildings in Existing Project Areas were recently constructed, but have been unable to lease space due to the most recent economic recession. Agency assistance is needed to fill these vacant industrial spaces and provide needed jobs within Merged Area B and the City as a whole. Lease rate data was also gathered for Merged Area Busing Loopnet, a property listing service, and local listings for available properties. The data showed that lease rates in the Existing Project Areas for retail and office space were abnormally low when compared to the rest of the Market Area4'. Specifically, retail lease rates were on average 36% lower and office lease rates 33% lower than the rest of the Market Area. Lower lease rates in a geographic area ultimately serve to decrease vacancy rates, because it is less costly for businesses to obtain space. However, other blighting conditions in these areas, such as high crime and dilapidation and deterioration, tend to limit the profitability of businesses, leading to higher turn over rates, and little incentive for property owners to conduct routine maintenance. The following sections detail analyses for the Existing Project Areas; no lease rates or vacancy information could be obtained for the Added Areas, because they are primarily residential. Lease Rates Leasing data in market reports by real estate brokerage firms Colliers International, CB Richard Ellis, as well as data obtained through listing website Loopnet and other local resources show that the Existing Project Areas had abnormally lower lease rates than the Market Area in the fourth quarter of 2010, in the retail and office sectors. This data is shown in Charts A-6 and A-7, and detailed in Table A-38. . .8 For retail lease rates the Market Area is the East Inland Empire, as defined by CB Richard Ellis in its 4Q2010 Retail Market Report for the Inland Empire. For office lease and vacancy rates the Market Area is the Inland Empire, as defined by Colliers International in its 402010 Office Market Report for the Inland Empire. For industrial lease and vacancy rates the Market Area is the East Inland Empire. as defined by Colliers International in its 4Q2010 Industrial Market Report for the Inland Empire. It is typical for market report to identify different Market Areas for different product types. based on the concentrations of those uses and the availability of data. rm SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Retail Lease Rates. 4th Quarter 2010 San Bernardino Merged IVea B Chart A-6 $2.50 $2.00 $1.50 $1.00 $0.50 $0.00 ':1. -UIIm:Ji[ .~' . _. - / '.::. ,. -, .~~._._ - ,. - -, -- 1" -~-, '-'-"f/' ..,,'1. ~ rff 9' e-r, ~'l; ~..., ..~ (,0 :(' q:r .....e ~.. _,,<I>" ,,<t ....~ .... ..... ,h.... 0' $' ;.:..~ ~ <..0.... ~o o~ " .::,.<1> ~ 0'" "e~ R" cf ~ e ~" <; to e <f ",'S' ~ Note: Central City West was not included in Chart A-6 because no retail vacancies were observed and thus no retail lease rates could be obtained. Scx.rce: CB Richard Ellis 402010 RfJtall Markel Report for the East End Inland Empire Area, ~ San Bernardino &ooomic Developmeti Agency. Office Lease Rates - 4th Quarter 201 0 San Bernardino Merged hea B Chart A-7 $2.50 , $2.00 $1.50 $1.00 $0.50 $0.00 ~ -l I ..., -I ;".~ ~ ~o .~., A .1>'" # <Q ...<} $' ..<v~v "'~~ o~'". o~ ~~' .s-~. 0>' ~"'~ i!>''''- .;;,q....(!'. ~{<' <Q<S ;,.<:<$-'" v.$''" ~ J>.;f '~c:i' ~<."',<f ~0 G ~<:f' fItlte: Existhg FtojectAreas with no listings for avalable offICe space are not shown in Olart A-7. inclJding state Q)Iege, 4Clh Street. M Vernon Caridor. and Central Oty West. Lease rates are lI'lavailable fa some locations, only Iocati:ms w i1:hin San Bernardino's Mtrket A rea w ere used. SollC'e: LoopNel, Cdfiers IrtematiooB/4Q20fO Office MBrlcel RefDrl for thtIln/BOO Empire, San Bernardino Economic DelAJ/cpment Agerry. [179 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Lease Rates - 4th Quarter 2010 Table A-38 San Bernardino Merged ftlea B Retail Office Industrial location lease Rate lease Rate lease Rate Market Area' $2.22 $1.77 $0.29 Sub Ma rket Merged Area B $1.42 $1.18 $0.43 State College $1.36 nfa $0.37 Northwest $1.04 $1.34 $0.45 Mt Vernon Corridor $1.72 nfa $0.66 Uptown $1.27 $0.98 nfa 40th Street $1.84 nfa nfa San Bernardino $1.32 $1.55 $0.29 Perris nfa nfa $0.21 Rancho Cucamonga nfa $1.62 nfa Ontario nfa $2.02 nfa ChinofChino Hills nfa $2.12 nfa Riverside nfa $1.66 $0.32 i Corona nfa $2.27 $0.37 Colton nfa nfa $0.38 . rv1arket Reports were used to identify the lease rates for other cities in the general vacinity of San Bernardino. For retail. San Bernardino is within the East nland Errpire Market Area. for office San Bernardino is within the nland 8'1llire Market Area, and for industrial San Bernardino is within the East nland ErT1>ire Market Area. Nole: Lease rates are unavailable for sorre locations, only locations within San Bernardino's Market Area were used. Sources:CB Richard E/lis 4Q2010 Retail Market Report for the East Inland Empire: Colliers Internationa/4Q2010 Office Market Report for the Inland Empire and 4Q201O Industrial Market Report for the East Inland Empire: Loopnet March 2011; San Bernardino EDA Table A-38 presents lease rate information for office, retail and industrial product types in Merged Area B, the Market Area, San Bernardino, Riverside, Rancho Cucamonga, Perris, Ontario, ChinofChino Hills, Colton, and Corona." Retail lease rates are significantly lower in Merged Area B than the Market Area. Office lease rates are also significantly lower in Merged Area B than the Market Area, City and comparable sub-markets. Specifically, Merged Area B retail lease rates are 36% lower than the Market Area and Merged Area B office lease rates are 33% lower than the Market Area. Furthermore, Merged Area B office lease rates are 49 The market reports for the area do not provide detailed sub-market data for retail lease rates. HO'Never, they do provide detailed sub- market data for office lease rates. [180 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report consistently lower than all comparable sub-markets, between 24% less than the City and 48% less than Corona. Retail lease rates in Merged Area B are also lower than the Market Area. Merged Area B retail lease rates are on average $1.42, which is $0.80 less than the Market Area lease rate (36% lower). Lower lease rates impact the assessed valuation of retail properties thereby affecting the amount of property tax revenue generated that can be used to eliminate blight in Merged Area B. In contrast to retail and office, industrial lease rates are higher in Merged Area B than in the City and surrounding submarkets. The Market Area is experiencing record low lease rates, namely for industrial warehouse space, making industrial lease rates in Merged Area B appear inflated. so In addition, as leasing activity in the fourth quarter of 2010 represented the best quarter since 2005, lease rates will inevitably rise and stabilize throughout the Market Area.51 However, many of the industrial buildings in Merged Area B were recently constructed, and have been unable to lease space due to the most recent economic recession. Agency assistance is needed to fill these vacant industrial spaces and provide needed jobs within Merged Area B and the City as a whole. As shown in the preceding "Vacancy Rate" section, the high asking lease rates for industrial property in Merged Area B, have likely led to abnormally high vacancy rates within the industrial sector. Surveys of local brokers were conducted via telephone to ascertain information not portrayed in market reports or lease listings. The brokers surveyed had properties listed within Merged Area B and have experience in the greater San Bernardino region. In general, the brokers all indicated that there is little incentive for businesses to locate within Merged Area B due to low income levels, lack or major retail centers and anchors, as well as high crime. The brokers indicated that retailers choose to locate in higher income areas and then draw from both the high and low income areas, since residents from high income areas will be unwilling to travel to areas with high crime and other blighting conditions. Specifically, one broker noted that there is a perception among potential leases that there is higher crime in San Bernardino, than in other cities in the Market Area. As shown, there are several causes contributing to low lease rates in Merged Area B, including high crime, lack of existing quality retail outlets to anchor new businesses, low income levels, and a negative perception of the area. Also, a majority of the retail buildings in Merged Area B are older and/or smaller than retail centers in other areas of the City (such as retail adjacent to Interstate 10) and the rest of the Market Area. These types of retail and office buildings will tend to have lower lease rates because they are not desirable to the most well know and profitable businesses. Business Vacancies In general, the depressed real estate market in San Bernardino is related to an oversupply of commercial and industrial space and insufficient demand for any type of development in the City. This lack of demand has caused financial institutions to be unwilling to lend money to potential developers (especially in light of the recent tightening of lending standards). There is a significant over supply of all property types in San Bernardino, resulting in foreclosed residential properties and vacant commercial/industrial buildings, thus negating any new development within the City. This phenomenon was recently documented by the Urban Land Institute in an article titled "Raising Capital During Tough Times." written by Shlomi Ronen, published on January 3, 2011. In this article, the author states the following: so Grubb and Ellis, ~Industrial Trends Report - Fourth Quarter 2010. Inland Empire, CAft 51 Cushman and Wakefield, ~Inland Empire Industrial Report, 4Q2010w 1181 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report . "Banks have cautiously stepped back into the market with tightened underwriting standards and zero appetite for risk" . "Today's market for bank debt remains quite challenging. The limited number of active bank lenders, conservative underwriting, and the seemingly zero tolerance for risk have elongated the approval and closing process for virtually all banks. " . "Many banks are still not lending on commercial real estate.". . "Expect to use more equity. The days of 80% to 90% leverage from banks are over for the time being. According to Real Capital Analytics, though May 2010, the average loan-to-value ratio for loans originated by regional or national banks was just shy of 70%. " . This is important because more equity financing is require, which is more expensive. Bank financing is in the 6-8% range today and equity lending is in the 10-20% range. Business vacancies present several problems to communities. First, they give the community a distressed appearance, particularly when located on primary streets or in highly visible locations. Secondly, vacant businesses tend to attract vandals and vagrants because they are otten unmonitored, which is a burden on the community since the building and other property can more easily be damaged or destroyed and become a target for graffiti. Finally, vacant businesses can be a disincentive for potential business owners to invest in the area, who may view such properties as evidence that it is difficult to make a living and remain in business in the community. Vacancy rates are calculated by dividing the amount of vacant space by the total space in a given market. For small markets, such as Merged Area B, vacancy rates are unavailable. The most relevant comparison of vacancy rates is the difference between the City, the Market Area and the comparable submarkets. Table A- 39 shows that vacancy rates vary between submarket areas and product types. . [182 - SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Vacancy Rates - 4th Quarter 2010 Table A-39 San Bernardino f\IIerged kea B Office Industrial location Vacancy Rate Vacancy Rate Market Area' 23.7% 17.2% San Bemardino 16.6% 17.8% Perris nla 16.2% Redlands/loma Linda n/a 14.7% Moreno Valley nla 5.5% Rancho Cucamonga 25.6% n/a Coachella Valley 17.9% nla Ontario 28.3% n/a Chino/Chino Hills 30.9% n/a Ri\erside 22.2% 12.4% Corona 35.3% 11.8% Colton nla 14.1% * Colliers nternational 042010 Market Report w as used to identify the vacancy rates for other c~ies in the general vacin~y of San Bernardino. For Office, San Bernardino is within the nland Errpire Market and for ndustrial San Bernardino is within the East Inland Errpire Market Area. Note: Vacancy rates are unavailable for sorre locations, only locations within San Bernardino's Market Area were used. Sources: Colliers Internationa/4Q2010 Office and Industrial Market Reports; Loopnet March 2011 Industrial vacancy rates in the City are higher than the Market Area average and most of the comparable communities. including Perris. Redlands/loma linda, Colton, Riverside, Corona, and Moreno Valley. In addition, the City's vacancy rate for the fourth quarter of 2010 was 17.8%, which is higher than the Market Area average. The industrial vacancy rate is abnormally high, as it indicates that almost one fifth of the total inventory in the Market Area is vacant. Property vacancy is a key component to the profitability of any real estate investment for property developers, investors, and owners. Most non-residential properties (as well as multi-family residential) are considered income properties or long term investments, because they produce annual income in the form of rent. The valuation of such properties or the underwriting of their development will include a calculation of the anticipated return on investment, based on rent to be received. This rent will always inciude a factor for vacancy, which is typically 5% and no more than 10%. As shown previously, the industrial vacancy rate for Merged Area B and the City are significantly higher than the traditionally accepted vacancy rate for income properties. A significantly higher vacancy rate than anticipated by an investor or property owner can lead to several problems for the community, including decreased property owner investment, foreclosure, reduced rental rates, as well as the many community wide issues mentioned earlier in this section. [183 ~ CDCj2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report In contrast, office vacancy rates in the City are lower than the Market Area average and all of the comparable communities. However, office vacancy rates remain abnormally higher than the traditionally accepted vacancy rate for income properties, as discussed previously. Discussions with brokers indicate that while the Market Area is an attractive market for industrial space due to the proximity to the Ports of Los Angeles and Long Beach, San Bernardino is further away in terms of distance, than some comparable communities, including Rialto, Colton, Ontario, Rancho Cucamonga, Fontana, Riverside, and Corona. According to local brokers, the distance from the ports and the presence of comparable space in closer proximity can be difficult to overcome. In order to overcome these threats, Agency assistance is needed to provide incentives to businesses that may be willing to locate in San Bernardino. . [184 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report High Crime Rate A high crime rate that constitutes a serious threat to public safety and welfare is an economic blighting condition pursuant to CRL Section 33031(b) (7). When an area suffers from high levels of crime, business owners and other investors are often unwilling to locate their businesses and/or invest private dollars into these neighborhoods because of the increased level of risk. This can further perpetuate other blighting conditions, such as dilapidation and deterioration resulting from long-term neglect. A 2001 research article published by the Canada Mortcace and Housinc Corporation states that the disinvestment and decline of a neighborhood can be attributed to a high level of crime and "disinvestment is therefore initially manifested in delayed home improvements and discretionary repairs."" To analyze crime and its impact on Merged Area B, information regarding the incidence of violent and other serious crimes was collected from the San Bernardino Police Department and the Federal Bureau of Investigation's ("FB!"). FBI Part 1 crimes are considered serious and are divided between violent and property crimes. Violent crimes include criminal homicide, forcible rape, robbery, and aggravated assault. Property crimes include burglary, larceny-theft, motor vehicle theft, and arson. 53 Property crimes can also have a negative impact on the general welfare of persons in Merged Area B. Both types of crimes are particularly important because they can have a significant impact on the health, safety and welfare of residents, workers, and patrons within Merged Area B. According to Douglas Campbell: "Crime inflicts many costs on a city's residents, including feelings of a lack of security and safety, the monetary value of property loss from criminal acts, lost eamings from injury or death, and the impact of crime on property values. ,,,. Data received from the San Bernardino Police Department as well as the FBI's Uniform Crime Reporting Database shows that Merged Area B has a higher crime rate per 1,000 persons than the Country, the State of California, as well as neighboring and nearby jurisdictions. The data compares the rates of FBI Part 1 Crimes which are uniformly categorized so the FBI may be able to track crime rates consistently across jurisdictional and state boundaries. Chart A-B compares the rate of Part 1 crimes per 1,000 persons in 2009 for Merged Area B to the rates of other jurisdictions55. The 2009 crime rate in Merced Area B. 70.3 crimes per 1.000 persons. is 139% creater than the national rate and 162% hicher than the State of California rate of crimes per 1.000 persons.The crime rate in the neighboring jurisdictions of Redlands, Highland, Colton, and Rialto, were also analyzed. These cities were chosen for comparison because of their proximity to the City and because data was available for them. As shown in Chart A-B, the crime rates in these cities, which have smaller populations than the City. were all significantly lower than that of Merged Area B. The crime rates in the cities of Riverside, Ontario, Rancho Cucamonga, and Fontana were also analyzed. Although not neighboring, these cities are similar in population to the City. However, as shown in Chart A-B, all four cities had a significantly lower crime rate than Merged Area B in 2009. 52 Canada Mortgage and Housing Corporation, "Disinvestment and the Decline of Urban Neighborhoods,- Socia-Economic Series 90. November, 2001. 53 FBI !>4 Douglas A. Campbell. .Crime and Property Values,~ Entrepreneur Trade Journal. 2007. 55 Data comparing jurisdictions is taken from the FBI Uniform Crime Reporting Database. which only reports full year data. The most recent year available is 2009. [185 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Part 1 Crimes by Jurisdictions in 2009 San Bernardino Merged Area B United States State of California Redlands Highland Colton Riverside Ontario Rancho Cucamonga Fontana Merged Area B Chart A-a Rialto 0.0 10.0 20.0 30.0 40.0 50.0 60.0 '. ~ 70.0 80.0 . Part 1 Crimes Per 1,000 Persons . Part 1 Crimes per 100 Acres 1 For standard comparisons, populations reported are 2010 projected populations by ESRI Business Analyst Online. 2 With exception of Merged Area B and San Bernardino City, acreages reported by Census.goy Quickfacts which uses 2000 Census data. 3 Merged Area B and San Bernardino City crimes statistics are from San Bernardino Police Department reports. Crime data for other jurisdictions are as reported by FBI Universal Crime Reporting database for Part 1 Crimes. -4 Data comparing jurisdictions is taken from the FBI Uniform Crime Reporting Database, which only reports full year data. The most recent year available is 2009. Sources: FBI VCR Database. San Bernardino Police Department, San Bernardino GiS Department. and ESRI B~iness Analyst Table A-40 below gives a summary of Part 1 crimes in the individual project areas in Merged Area B as well as the rest of the City for the period of January 1 through December 31",2010. Only the Existing Project Area or Added Area in which the "% of Total Crimes" was higher than either the "% of Total San Bernardino Population" or the "% of Total San Bernardino Land Area" were included in the analysis. f186 - SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Summary of Part 1 Crimes in 2010 Table A-40 San Bernardino Merged Area B % of Total San % of Total San Part 1 Crimes Area Bernardino Area Bernardino Personal Property Total "Iooflol.l Per 1,000 Part 1 Crimer. Population Population Acreage LilndAre,' Comes Crimes Cnmes Crlme5 Persons per 100 Acrn Merged Area 81 36,692 17.7% 7.800 21.0% 222 2,109 2,331 21.9% 63.5 29.9 40th Street 1,527 0.7% 99 0.3% 16 ,,, 204 1.'% 133.6 205.7 Mt Vernon Corridor 3,403 1.6% 1,957 5.3% 34 229 26' 2.5% 71.3 13.4 Northwest 5,736 2.'% 1.502 ....0% 40 272 '12 1.'% 54.4 20.8 Stale College 13,369 6.4% 3,157 8.5% 27 69' 720 /l.'% 53.9 22.8 UptO'oYll 3.231 1.6% 452 1.2% 63 ", 534 5.0% 165.3 118.1 Added Areas3 9,426 ....5% 629 1.7% 42 256 298 2.'" 31.6 47.4 AddedAreaC .35 0."" 44 0.1% 3 35 38 0."% 42.5 86.8 Added Area G 33 0,0% 53 0.'% 2 79 B1 0.'% 2,454.5 153.9 Added Area J 453 0.2% , 0.02% 4 5 , 0.08% 19.9 98.7 Rem.lnder of S..n Bem..rdlno 170.901 82.3% 29,320 79.0% 715 7.597 8.312 78.1% 48.6 28.3 Tolal Merged Area B al'ld 207.593 '00% 37,120 100% 937 9.706 10,643 100% Remainder of San Bernardino 'e.lll'ngPro,edAr.""andAdd""Ar.Hnolw>cluc>edontl>elot>lo.,,".rhadf>Oc,...,.,~t.po<'Io:d, a~noIO.ordldnol..hlbll.lhe~h1,ngcondol'on. '1n<:ludHpublocroghl-c1--Mlys I "Added Aru" data l!I cum'"l.... 01 all Added A1.1I4 ,od<d"lllhe on~ IIQI._ on th.table S<:>I8,.,' SIIn B....n."if>O Poh<:e /)epwlmer>l S.., 8.",,,,110,,,, GIS ~me"'. /II"I<J ESR! eu"",,,u Anal III The density of an area is an important factor in the analysis of crime statistics. Density can be calculated by dividing the population of an area by the acreage to get persons/acre. As shown in Table A-40, the Existing Project Areas have a relatively low density rate as compared with the Added Areas. The 40.h Street Project Area has the highest density of the Existing Project Areas at 15.4 persons/acre and the remaining four project areas have very low densities at between 1.7 and 7.2 persons/acre. All Existing Project Areas, with the exception of the Uptown and the 40.h Street project areas, have a lower density ratio than that of the City which is currently 6 persons/acre. Therefore, these project areas represent a greater proportion of the City's physical size, but house a relatively small population when compared to the acreage. In these cases, the Project Area crime rates were compared to the population as opposed to the acreage of the area. Conversely, the Added Areas are high density areas with populations that are very large when compared to their size. For example, Added Area J has a density ratio of 50 persons/acre, which is extremely dense when compared to the City at 6 persons/acre. The density rates in the other Added Areas except Added Area G were also very high, ranging from 13 to 50 persons/acre with an average of 20 persons/acre. In this case, the crime rate is compared to the acreage of the specific Added Area because the populations are disproportionally high when compared to the remainder of the City (Le., those areas of the City that are not within a redevelopment project area), and therefore do not make for an accurate comparison. The results of this analysis that incorporates the density of the areas is provided below. . 40.h Street - 204 crimes were reported in 2010, representing 1.9% of all crimes in the City. However, the 40th Street Project Area only makes up 0.7% of the City's population, indicating that the crime rate in this Project Area is disproportionally high when compared to its population and size. . Mt. Vernon Corridor - 263 crimes were reported in 2010, representing 2.5% of the total crimes in the City. The population of the Mt. Vernon Corridor Project Area is 1.6% of the total population of the City. The crime rate is disproportionally high when compared to the population. In addition, the crime rate per 1000 persons in the Mt. Vernon Corridor Project Area is 77.3, which is much higher than the national crime rate per 1000 persons (shown in Chart A-8) of 34.2. . Northwest - 312 crimes were reported in 2010, or 2.9% of the total crimes in the City. The population of the Northwest Project Area is 2.8% of the total population of the City. Although the crime rate is not disproportionally high when compared to the population, the crime rate per 1,000 persons in Northwest is still 54.4, which is significantly high when compared to the national crime rate of 34.2 crimes per 1,000 people. f187 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report . State Colleoe - 720 crimes were reported in 2010,'representing 6.8% of the crimes in the City. The Project Area only comprises 6.4% of the City's population. Similarly to the Northwest Project Area, the crime rate per 1,000 persons for the State College Project Area is 53.9, which is significantly higher when compared to the national rate of 34.2 crimes per 1,000 persons. . Uptown - 534 crimes were reported or 5.0% of the total crimes in the City, the Uptown Project Area has a very high proportion of crimes when compared to its population, which is only 1.6% of the City population. . Added Areas - 298 crimes were reported within the Added Areas in 2010 or 2.8% of the crimes reported with the City. The combined Added Area represents 4.5% of the City population and 1.7% of the acreage. The Added Areas are very dense when compared to the existing project areas, therefore the crime rate is disproportion ally high when compared to the acreage rather than the population. The individual Added Areas that show significantly disproportionately higher crime rates are described in further detail below. . Added Area C - 38 crimes were reported in 2010 or 0.4% of the total crimes in the City. In terms of its size, Added Area C contains 0.1% of the City's total acreage. The crime rate is disproportionally high when compared to the size of the area. . Added Area G - 81 crimes were reported in 2010 or 0.8% of the total crimes in the City. This is extremely high when compared to the size of the area, at only 53 acres or 0.1 % of the total City. In addition, the crime rate per 1,000 persons in Added Area G is an astonishing 2.454.5, which is enormously higher than the national rate of 34.2 crimes per 1,000 persons. Of the 81 crimes reported, 79 were property crimes, and more specifically, 76 were thefts. Added Area G is comprised mostly of commercial uses including a discount grocery store, a Payless Shoe Source, some auto-related uses, several smaller fast-food type restaurants, and larger manufacturing complexes.,. ' ~ . Added Area J - 9 crimes were reported in 2010 or 0.08% of the total crimes in the City. Added Area J is only comprised of 9 acres, which is approximately only 0.02% of the total acreage of the City. The crime rate is disproportionally high when compared to the size of the area. The disproportionately high crime rates that occur within Merged Area B demonstrate a serious threat to public safety and welfare. To better assess the concentration of crime within Merged Area B, crime maps, for 2010 Part 1 crimes, have been provided on the following pages, Exhibits A-54 through A-56. ["188 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS _ _ ~r~liminary Re~,! 2010 PART I CRIMES - NORTHERN PORTION SAN BERNARDINO ~CEDAREAB NORT~IT "'OJECT A~ Legend Part I Crtmes . Por$onal CrimM . Property Crn,.. CJ San Bemilrdlno CUy 40th Stteel Proi-d Mt. v.m... Canida. PrajKl NonlTNestPrcject .- S.ltaCoI.PrqKt UptownPrqjoet c.ntrll City wn Projed _Ad~dAreu II II ~~ II'!> I---i 1----1 EXHIBIT A-64 " r,l:..,,,,.. ~"'" .<;t......~:...~ ~.;."10 {).a,?<'o.'1.~.~~ 'i..::!...!~.~.""; f;I.i"-;:.....;..,OI;'O! ..~ 189 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER lit AMENDMENTS _ ___ __ __ _ P~liminary~eport 2010 PART I CRIMES - CENTRAL PORTION Sl.N 6ERNARDINO MERGED AREA 8 EXHIBIT A-5!l l.~l'Id Part I Ctim.. . "'CfOO'i'JItl1fl'lC-: . ....".:...trClnliA ~s"'I"I'~"'uoCtl .1rl<........l"'T.jo.C1 -I ~ \.it \:....."n(.Jr...(.(py~.'t t.i'ItI.~'/O"O';"y,-,J"-1 'V,'"rl4J-.;'.\r.r1 r ~L.~Or.:OI*"''''':,,::~ ""7 ~"UI ::1i.t...~Pf('oj~.:t .."'~1l.~C",! '-- ........ ; , , n [I(, n- ................ ", "' " "~ 190 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report 2010 PART I CRIMES.. SOUTHERN PORTION SAN BERNARDINO MERGED AREA B EXHIBIT A-56 2S.~~"r' ~rr'{"'r"iI'4~~"?'-1 f-I-;1~' :~ ;1_'~{~_. ' ~l NORTHWEST ..... ~. '., " I PROJECT AREA r-.l>;<;OU~' .-:~. - ',1" , '1- ...eDi:,.,.... J-' \ 1 r I J. _ 0( n ~~ .L-= ARt A , ... fit'. r: ~] . 'DOtD L . ~, ..~ ^ 0, I , '~"r = ..,... ~ 'RU . ' H. I l. -"- J ".. ~~ _ ,\1,- -ill "I" ,.. III 1 - '" ~ 7. .. -,' - '.. >. - ~ iI'!is'lIIF-~"" .: If'-l. \.. ~ /, g \\ . [1 1ft-~ f~ ~i" ' : L ."t= ...eo" "'!- I'L..... I'. W' '.'- :r -' . '''11 "Jj- . An:. .. -~ .."'...:.... ~ ' ILl 1 .:;t--, -.. - ..... . ~." '7 J 7- _ ~ . ~-;; '1 . 1\ T~ '-lI! :::I" 1=1: Jil- ~ ~ '-I \.. - ;,~-. wro~ '- }i::: PROJECT AREA. A)( e<><;,' ~ J1~~~~~~& -~ .. f- 41r;J:Cd~ ~ .1 1.1 ",L' ' .! t: u ~ il- 1.1 i' 1--. :""'" ;., " .'tt" t .. " I i ~~~. :-;,Y r +, I~ 0"1"" ~V V ^~- , ~l- J1IJl1 '<I" 'DU'D ~ '" ~"~A . J Ir '~E' I n~ 1 ~ .:.r; r "j III ~ Legend Pers:onal Crimes tj ~ ("" Part I Crimes . ,. -:Jl l '-j' ... tC,l "u~.u ANI-A " . Property Crimes D San Bernardino C~y Uptown Project 40th Street Project Northwest Project C State College Project Central City West Project _ Added Areas MT, VERNON CORRIDOR PROJECT AREA .-!! ... MI. Vernon Corridor Project l U::i':. l:.. .......... ,< Il..'t , I1r, :-';",/'(,W'" ~/'#" ,q..w/'#uj,",..; Pot;'..". .~[1it}i"'""ll. F.itn R..tnHm'llf! 1-;.'rr.:.c;nlt~I'I"",",'i [191 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report SUMMARY OF MERGED AREA B BLIGHTING CONDITIONS Based on the observations and research contained in this Report, the Existing Project Areas and Added Areas exhibit a significant and widespread extent of physical and economic blighting conditions, the effects of which are pervasive throughout Merged Area B. As shown in this section of the Report, Merged Area B suffers from both physical and economic blighting conditions, detailed below, that place severe constraints on the viability of individual lots and structures and negatively impact the physical and economic vitality of Merged Area B, placing an undue burden on the community, Redevelopment assistance to address these conditions in Merged Area B continues to be critically needed in both the Existing Project Areas and Added Areas, primarily due to the significant costs to remediate these conditions. Without continued access to tax increment revenue, it is likely that many of these conditions will go unresolved and further decline will occur in Merged Area B, particularly given the budgetary challenges of the City's General Fund. The proposed Merger and Amendments would provide the Agency with additional financial capacity to remediate these blighting conditions throughout Merged Area B. Summary of Physical Blight Physical blighting conditions remaining in Merged Area B include the following: . Unsafe and unhealthy buildings due to: o Dilapidation and deterioration; o Serious code violations; o Faulty or inadequate sewer and water utilities; and o Construction vulnerable to seismic or geologic hazards. . Conditions hindering the viable use or capacity of lots or buildings due to substandard lot sizes and shapes. Instances of dilapidation and deterioration pose a significant health and safety threat to residents, workers, and patrons. Unreinforced masonry buildings existing in Merged Area B pose a significaht threat to persons who occupy such structures and are costly to retrofit. Merged Area B demographics-have proven that the capacity of residents to reinvest in their properties is hindered by a high poverty rate, low educational attainment, and low median household income. There is also a high percentage of renter occupied units in Merged Area B. Research indicates that property stakeholder or absentee landlords typically take minimal care of their rental properties, which leads to the dilapidation and deterioration of those structures, The dilapidated and deteriorated state of properties within Merged Area B is further demonstrated by the high number of serious code violations, such as "unsafe structure" and "hazardous electrical wiring." If not addressed, deterioration will continue perpetuating dilapidation of additional properties. Redevelopment provides tools and funding to provide incentives for property owners to invest in their properties, and creates avenues to hold those property owners accountable for the maintenance and upkeep of their properties. Faulty or inadequate sewer and water utilities also exist in Merged Area B. Severely damaged pipes can cause back-ups, and overflows release harmful pathogens, bacteria, chemicals, and other toxic pollutants adversely affecting the health and safety of Merged Area B residents and workers. The cost to repair the severely damaged sewer pipes in Merged Area B total over $24 million alone. Inadequate water utility infrastructure puts the safety of persons in low water pressure zones at risk where there is inadequate pressure to provide fire protection. Improvements to remediate deficient fire flow issues total nearly $2.25 million, The lack of infrastructure also deters developers because of costly improvements that detract from project profitability and thus hinders development. Due to the high cost of infrastructure improvements, it is unlikely that developers and residents will be able tt' eliminate these deficiencies on their own without redevelopment assistance. The Agency may utilize tax increment revenue generated in Merged Area B to fund needed infrastructure improvements. Substandard sized parcels are a significant issue and hindrance in Merged Area B; approximately 36% of the commercial and industrial parcels and in the Existing Project Areas and approximately 17% of the commercial and industrial parcels in the Added Areas exhibit this condition. The economic viability of substandard ['192 - SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report industrially and commercially zoned parcels is significantly impaired due to lack of financial feasibility to develop and improve these properties as needed setbacks, sufficient building size and parking are not feasible given their size. Redevelopment tools can be used to heip business and property owners assemble properties that support new development that is economically feasible, while improving building conditions in Merged Area 6. Summary of Economic Blight Economic blighting conditions in Merged Area 6 include the fOllowing: . Depreciated property values . Impaired property values due to hazardous waste sites . Abnormally low lease rates/abnormally high vacancy rates . High crime rates 60th residential and commercial assessed property values in the Added Areas have depreciated significantly over the past 5 years (up to 55%), while property values in the City and County as a whole have increased by 7% and 8% over this same time period. The median sales price of residential properties have declined by 70% in Merged Area 6 over the past 5 years, while decreases City and County wide have been less dramatic. Decreased property values not oniy affect a local jurisdiction's ability to provide services supported by property tax revenue, but indicate an economic decline of an area. Furthermore, decreased property values discourage property owners from making improvements to their properties. Redevelopment can provide economic assistance to rehabilitate or provide development subsidies as an incentive to invest or reinvest in such properties. As economic conditions in an area improve, the related blighting conditions decrease. The presence of hazardous waste has caused significant impairment to property values, particularly in the State College and Northwest project areas. Not only does Merged Area 6 as a whole contain 52 hazardous waste sites, but it also is home to the Newmark site, a ground water plume extending 6,000 acres from the source. Property values within a quarter-mile radius of the Newmark site are approximately 89% lower than those values within a 2 mile radius of the site. Additionally, the contamination from this site is believed to be spreading to other drinking water sources, potentially affecting approximately 200,000 residents, employees and visitors to the area. Not only do these types of hazardous waste sites cause significantly reduced property values, but these sites also pose a health and safety threat to Merged Area 6 residents and workers. The high cost and risk to remediate and redevelop contaminated properties can often prohibit investment without redevelopment assistance. The Agency is currently implementing a program to help address hazardous waste sites. Redevelopment funds may be used to further assist with the cost of cleaning up hazardous waste sites. Retail and office lease rates in Merged Area 6 are between 33% and 36% lower than those found in the East Market Area. Industrial lease rates appear to be abnormally high, which has resulted in a high industrial vacancy rate. A survey of local real estate brokers indicates that low income levels, iack of major retail centers and anchors, and high crime are disincentives to businesses to locate within Merged Area 6. Low lease rates negatively impact property values by decreasing the amount of income a property can generate, thereby diluting the economic incentive to attract businesses to the area. High vacancy rates are indicative of the economic decline of an area and reduced income generated by such property. Redevelopment provides toois to market area businesses and provide incentives to attract and retain businesses. In 2009, Merged Area 6 had a crime rate that was 55% higher than the City, 162% higher than the State and 139% higher than the national average. Crime negatively impacts an area by providing a disincentive for investment. Redevelopment tools can be used to reduce crime in Merged Area 6. CONCLUSION Although Merged Area 6 contains individual parcels that no longer exhibit evidence of physical blight, they are frequently in proximity to other parcels that are in disrepair. This checkerboard pattern of blighted and non- blighted parcels, as shown in Exhibit A-57, illustrates that blighted parcels are not only concentrated in one 1193 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report particular neighborhood and that Merged Area B as a whole is negatively impacted by the scattered pattern of properties suffering from multiple blighting conditions. Furthermore. conditions of economic blight, including depreciated property values, impaired property values due to hazardous wastes, low lease rates and high vacancies and crime, are not site specific and affect large portions of Merged Area B. Photographs of the physical and economic blighting conditions described in this section of the Report are documented in Appendix 1. Based on the data and analysis presented in this section, it is clear that Merged Area B continues to suffer from various physical and economic blighting conditions. Although Agency efforts have resulted in some blight remediation and private investment, significant further improvements are needed to alleviate current conditions in Merged Area B, the costs of which are beyond the breadth and scope of what the private sector can bear. The Merger and Amendments propose to increase current financial limitations, effectively increasing the Agency's ability to continue to eliminate blight from Merged Area B. By merging the Existing Project Areas, the Agency will have greater ability to leverage resources across them to eliminate blight throughout and for the benefit of the entire Merged Area B. Receipt of additional tax increment revenue provides the Agency with additional capital to implement blight eliminating projects, thus alleviating current conditions that are threatening the health and safety of persons who live and work in Merged Area B. These projects include facilitating economic and infill development, upgrading public facilities and infrastructure, implementing brownfields revitalization, increased public transit. and increasing, improving, and preserving the supply of affordable housing, and other programs to eliminate blighting conditions. CRL Section 33333.11 requires that a map be created identifying portions of the State College Project Area that are no longer blighted, remaining blighted parcels, and those parcels that are necessary and essential for elimination of remaining blight, to identify locations where tax increment may be spent in this Project Area during the 10-year extension. Furthermore, CRL Section 33451.5 requires that the same map be prepared as part of the report to State Department of Finance and the Department of Housing and Community Development. Exhibit A-57 is a map of Merged Area B illustrating the location of blighting conditions detailed in this Section, along with parcels necessary and essential for the elimination of blight, and the areas of Merged Area B that are no longer blighted. Parcels necessary and essential for the elimInation of remaining blight include 1) vacant, Agency-owned parcels slated for redevelopment; 2) those pqn:els utilized for flood control purposes; and 3) parcels located in areas necessary for capital improvement projects. Inclusion of vacant parcels is necessary and appropriate because they are negatively impacted by the economic blighting conditions previously described in this Section, and are located adjacent to or in the vicinity of other blighted parcels. Due to the proximity of these vacant parcels to blighted parcels, it is unlikely that these properties will be improved and developed without redevelopment assistance given the economic condition of Merged Area B as a whole (depreciated/impaired property values, low lease rates, high vacancy rates, crime, etc.). Furthermore, the elimination of blight on adjacent parcels may require the development or use of these vacant lots, making them both necessary and essential for the elimination of remaining blight. Those properties located in areas slated for needed capital improvement projects are within both the Existing Project Areas and Added Areas. As Exhibit A-57 shows, all parcels in the Added Area that do not exhibit blighting conditions are included as necessary and essential due to the fact that these are new areas that have not had the benefit of redevelopment powers and funding. In order to complete needed public improvements in these areas, the Agency requires the ability to expend revenues to fund these capital projects. [194 - SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS _ _ _ Preliminary Report BLIGHTED, NON-BLIGHTED. AND NECESSARY & ESSENTIAL PARCELS SAN BERNARDINO MERCED AREA B EXHIBIT A-57 Lltgltfld _ Blighted Parcels _ Necnnry & Enentlal Pllrcels OSBn aern.rdino City _Added Areas ..Oth Street ProJect Mt. Vemon Corridor Project NorthweatProjut L State College Project Uptown Project . Central City Wnt Project ClNTML CITl'WIIT 'ROJIiCT A REA ,. Mr. VIRNON CORlUDO,," flROJICT A"'" ~'.rll S:;"(J}\.~' F<< S:::v(:}' .l:':Jy 2:)10. Sur. !.lcm:H:1W; $iS Dc,o":!.~cl'tt, :J{j'j ESRf r l:.t. n ~ t-1 1-1 I " Ii95 CDC/2011-59 Projects and Programs to Eliminate Blight SECTION B: PROJECTS AND PROGRAMS TO ELIMINATE BLIGHT OVERVIEW As required by the CRL, Section B contains a description of the projects and programs proposed to improve or eliminate blight in Merged Area B and the reason why these projects and programs cannot be completed without the Merger and Amendments. While the Agency has been effective in eliminating blight through public facilities and infrastructure improvements, site acquisition and clearance, and new construction and rehabilitation projects, significant blight remains prevalent in the Existing Project Areas, as detailed in Section A of this report. The Agency will continue to carry out blight elimination projects and programs in the Existing Project Areas with the tax increment revenues generated from these areas. As described in Section A of this report, significant blight was also found to be present in the Added Areas. The Agency will need to use the tax increment revenues generated in these areas for programs that will enhance property values, stimulate private investment, create jobs, supply affordable housing, and eliminate blighting conditions. The Agency's goals intended to guide redevelopment and implementation programs in both the Existing Project Areas and Added Areas of Merged Area B include'"; 1. Develop Communitv Identitv. Foster community identity by promoting an environment characterized by architectural and urban design principles, developed through the encouragement, guidance, and professional assistance to owner participants and redevelopers. 2. Improve Qualitv of Life. Increase the variety of recreational opportunities available to the residents. Encourage neighborhood beautification. 3. Create a Stronoer Local Economv. Create local job opportunities by attracting r~tail and other non. residential commercial and office uses, particularly along major thoroughfares. ..' ~ 4. Invest. Promote. and Respect. Promote economic development by providing an attractive, well. serviced, and well-protected environment. Encourage coordinated land use patterns consistent with the Crty's General Plan and land disposition and development through land assembly and improved access to infrastructure and public services. Address incongruous iand uses by developing landscape buffers and greenbelts. Eliminate and prevent blighting conditions and restore and reuse historic structures. 5. Emphasize Infrastructure Improvements. Facilitate efficient and safe improvements to public infrastructure and facilities that serve Merged Area B, including installation, construction. reconstruction, redesign, or reuse of streets, utilities, curbs, gutters, sidewalks, and other public improvements. 6. Improve and Develop Efficient Circulation Svstems. Develop a circulation system that improves vehicular movement. Provide and regulate the provision of parking to meet the needs of residents and commercial businesses. 7. Encouraoe Communitv Enoaoement. Economically revitalize Merged Area B by supporting the cooperation and participation of residents, business owners, public agencies, and community organizations. 56 Redevelopment Agency of the City of San Bernardino. -Amended Ftve Year Implementation Plan: FY 2009-10 Through 2013-14,- December 7,2009.24-25. ["196 ~ SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report 8. Housinq Accessible to All Families. Increase, improve, and preserve the supply of housing, especially housing affordable to very low, low, and moderate-income households. Increase home ownership in the residential portions of Merged Area B. PROJECTS AND PROGRAMS The Agency has identified a number of programs that will achieve its redevelopment and economic development goals and eliminate blight in Merged Area B. These programs include economic development and infill development, public facilities and infrastructure, brownfields revitalization, public transit, and affordable housing projects and programs. They also reflect the required proposed capital improvements projects identified in the Merged Plan. These projects and programs are outlined below. ECONOMIC DEVELOPMENT AND INFILL DEVELOPMENT These projects and programs seek to complement the Agency's goals for urban revitalization by supporting development activities to expand, attract, and assist businesses in Merged Area B. Redevelopment activities in Merged Area B include, but are not limited to: . Establish and administer business attraction programs such as improvement grant programs and the Grow San Bernardino Fund; . Assist with corridor improvements through business and commercial tenant relocation, building renovation, or difficult land assembly; . Produce economic, feasibility, and land use studies that establish economic development strategies, outline market trends, and identify potential locations for targeted revitalization; and . Facilitate and enable new development through agreements with developers and promotion of developable sites within Merged Area B and the City as a whole. The Agency anticipates that it will spend approximately $44.8 million on economic development and infill development projects and programs in the Existing Project Areas and $11 million in the Added Areas through the life of the Merged Plan. PUBLIC FACILITIES AND INFRASTRUCTURE These projects and programs involve replacing and upgrading public facilities and infrastructure to support existing and future development in Merged Area B. Tax increment revenues generated in Merged Area B can be leveraged for public improvements and facilities that benefit Merged Area B and the community as a whole, not just individual development projects. By upgrading infrastructure to support existing and future development, the Agency will create an environment that stimulates private investment and is responsive to market opportunities. Public facilities and infrastructure activities in Merged Area B include, but are not limited to: . Capital improvements to traffic, sewer, utility and parking infrastructure; . Renovate and demolish existing public facilities and infrastructure; . Assemble sites and investing in property for new public facilities and infrastructure; . Produce feasibility studies and infrastructure plans; and . Repair and install new traffic infrastructure. The Agency estimates $78.8 million for public facilities and infrastructure project and program costs in the Existing Project Areas and $20.3 million in the Added Areas through the life of the Merged Plan. [197 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report BROWNFIELDS REVITALIZATION These projects and programs seek to mitigate environmental threats to public health and safety, and transform contaminated and underutilized properties, otherwise known as "brownfields," into productive assets of the community, The Agency possesses unique powers under the Polanco Act (CRL Sections 33459-33459.8) to transfer and mitigate legal and financial liabilities that would otherwise deter a property owner or developer from seeking to better utilize brownfield sites. Redevelopment activities in Merged Area B include, but are not limited to: . Pursue grant funding to assemble citywide brownfields revitalization program; . Cleanup of brownfield sites located throughout Merged Area B; and . Develop and implement an outreach program for owners of brownfield sites. The Agency anticipates that it will spend approximately $1.3 million on brownfields revitalization projects and programs in the Existing Project Areas and $135,000 in the Added Areas through the life of the Merged Plan. PUBLIC TRANSIT These projects and programs seek to increase public transit systems in Merged Area B. Most notably, a key priority for the Agency will be the ongoing collaboration with Omnitrans to implement the sbX Bus Rapid Transit Project. Redevelopment activities in Merged Area B include, but are not limited to, property acquisition, studies and plans, and public facilities and infrastructure improvements to support infill projects. The Agency anticipates that it will spend approximately $213,000 on public transit projects and programs in the Existing Project Areas and $163,000 in the Added Areas through the life of the Merged Pla,n. AFFORDABLE HOUSING As described in Section A of this report, with the adoption of the Merger and Amendme~ts, the Agency will deposit 30% of the gross tax increment revenues it receives from the State College PrciJect Area and 20% of the gross tax increment revenues it receives from the remaining Existing Project Areas and the Added Areas into the Housing Fund. These funds are to be used to increase, improve, and preserve the supply of low and moderate income housing in the community. Housing activities in Merged Area B include, but are not limited to: . Provide grants and loans to housing developers and eligible homebuyers; . Acquire, demolish, and sell land or housing units; . Construct or rehabilitate housing units; . Purchase affordability covenants; and . Subsidize utility costs for eligible households. The Agency anticipates that it will spend approximately $21?1 million on affordable housing projects and programs in the Existing Project Areas and $41 million in the Added Areas through the life of the Merged Plan. PROGRAM BLIGHT ELIMINATION As outlined in Table B-1, the estimated costs of programs needed to address physical and economic blight is approximately $413.8 million in Merged Area B ($341.2 million in the Existing Project Areas and $72.6 million the Added Areas, respectively) through the life of the Merged Plan. Table B-1 outlines the estimated amount for each program and how each program will address the various conditions of physical and economic blight in the Existing Project Areas and Added Areas. f198 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Project and Program Costs and Targeted Blight Elimination Table B-1 San Bernardino Merged Area 8 Physical Blight Economic Blight 330301<) - ~ 2 _0 0 ,<,1 0 " :;; ~ g>", 0 " 0 02 ;; 15 Co ~ " m =:ll/l- Q.I Existing :.ac ..J 0 '0 C! 0:: o..-~ Project Added =oc: " Ii. 0 c" " Cl) ~ ell ::J -.;::; 0 " " 1'10 E mE~ met)::: " E 0 m m Areas Areas .& ,2 ~ 'S m 0 " >.3 (5 ::I Q) 0 II) Program Program (l) ~ '(i 'C c " .. g e lii.~ 0_m .0 "'" N .g,~ '" 't) a......~ m- '" Program Name Cost Cost 5~o ~ U;~ !!! T 9 I ~ E~ 'i Economic Development $44,800,000 $11,000,000 0 0 0 0 0 0 0 and [nfill Development Public Facilities and $78,800,000 $20,300,000 0 0 0 0 0 0 0 Infrastructure Brownfields Revitalization $1,300,000 $135,000 0 0 0 0 0 0 0 Public Transit $213,000 $163,000 0 0 0 0 0 0 0 Affordable Housing $216,100,000 $41,000,000 0 0 0 0 0 0 0 Total $341,213,000 $72,598,000 $413,811,000 By adopting the proposed Merger and Amendments, the Agency will collect tax increment revenue in Merged Area B thereby providing necessary funding to implement blight eliminating programs in Merged Area B, Without this revenue, the Agency would not be able to assist the private sector with the revitalization of Merged Area B. In addition, the proposed Merger and Amendments provides the Agency with the ability to work towards the removal of blight and provide for affordable housing opportunities in Merged Area B. As noted in Section A, the Merged Area B blighting conditions cannot reasonably be expected to be reversed or alleviated by private enterprise, governmental action, or both without redevelopment and tax increment financing. Implementing the programs will signal to the private development community and the public at large the Agency's commitment to Merged Area B, and provide a catalyst for new private investment and reinvestment. NECESSITY OF MERGER AND AMENDMENTS AND PROJECT COMPLETION While there are other means to raise public funds without tax increment revenue, these techniques would ultimately result in higher taxes or increased development costs. As described in detail in Section C of this Report, the City's budgetary struggles this year have created an increased City reliance on the Agency's tax increment revenues to offset costs for capital improvement projects that would otherwise be funded by the City's General Fund. As the State's budgetary woes continue, the fiscal crisis for local governments is not expected to be cured for at least another two to three years. The continuing loss of property and sales tax revenues in the City will continue the City's reliance on tax increment revenues in the near-temn to support capital improvement projects in Merged Area B. This is the primary reason for the addition of new capital projects to the Merged Plan. Wtth th3 addition of those projects, the Agency estimates $413.8 million in total cost for projects and programs through the life of the Merged Plan. It is important to note, however, that the Agency's tax increment revenue streams are also impacted by the reduction in assessed values. With little new construction being completed in Merged Area B to generate additional tax increment revenues, certain Existing Project Areas that were already in fiscal despair would essentially become obsolete without the Agency's ability to leverage funds between the ["199 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Existing Project Areas for the greater good of Merged Area 8 as a whole. The proposed increases in the Agency's tax increment revenue and bonded indebtedness caps are equally important. The increased caps will allow the Agency to add capital projects to the Merged Plan, create financial stability across Merged Area 8, leverage additional future funds to implement projects and programs, and eliminate blight within Merged Area 8. . rzoo II Method of Financing SECTION C: PRELIMINARY ASSESSMENT OF THE PROPOSED METHOD OF FINANCING OVERVIEW The CRL requires a preliminary report to include information on the proposed method of financing, including information on the economic feasibility of the project. This description shall also identify sources and amounts of moneys other than tax increment revenues that are available to finance projects or programs. Additionally, the description shall identify the reasons that the remaining blight cannot reasonably be expected to be reversed or alleviated by private enterprise or governmental action, or both, without the use of the tax increment revenues available to an agency because of the proposed Merger and Amendments. For the State College Project Area 1 O-year extension, the Report shall include a description of the amount of tax increment revenues that are projected to be generated during the period of the extension, including amounts projected to be deposited into the Housing Fund and amounts to be paid to affected taxing entities. The Merger and Amendments would address the financial capacity of the Agency by making the following changes: 1. Merge the Northwest, State College, 40th Street, Central City West, Mt. Vernon Corridor, and Uptown Projects Areas, referred to as the Existing Project Areas within Merged Area B; 2. Add approximately 629.2 acres" in 14 non-contiguous sub-areas to Merged Area B for the purpose of eliminating blighting conditions that exist in the proposed Added Areas, referred to as the Added Areas within Merged Area B; 3. Extend the State College Project Area's term of effectiveness and the time limit to collect tax increment revenue and repay debt by 10 years; 4. Establish a single cumulative tax increment revenue limit for Merged Area B, exclusive of the 40th Street Project Area and the Added Areas;'" and 5. Establish a single cumulative bonded indebtedness limit for Merged Area B, inclusive of the 40.h Street Project Area and the Added Areas. As described in the Introduction of this Report, the Agency's financial resources are constrained and insufficient to address remaining blight in the Existing Project Areas and blight within the Added Areas. Section A of this Report details significant blight remaining within Existing Project Areas and conditions of blight identified in the Added Areas requiring the Agency's assistance. Section B includes a list of projects needed to address and correct conditions of blight in Merged Area B. The estimated financial resources, prior to financing costs, to fund blight eliminating projects and programs in Merged Area B total $413.8 million (Existing Project Areas and Added Areas project costs total $341.2 million and $72.6 million, respectively). The Merger and Amendments will provide the Agency greater financial flexibility to implement redevelopment projects and programs. PROPOSED METHOD OF CONTINUING TO FINANCE REDEVELOPMENT The Merger and Amendments do not propose any changes to the existing financing methods available to the Agency. The Agency intends to finance the redevelopment of Merged Area B with the following resources (not in order of priority): 57 The acreage quoted here is approximately 2 acres greater than the acreage outlined in the Added Area Boundary Descriptions as the latter uses approximations for each Added Area. S8 The CRL no longer requires new redevelopment project areas to set a tax increment limit. As such, the Added Area is not included in the analysis setting the tax increment limit for Merged Area B and will not be subject to a lax increment limit. f201 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report 1. Property tax increment revenue; 2. Bonded debt; 3. Proceeds from the lease or sale of AgencY-<lwned property; 4. Participation in development; 5. Financial assistance from the City, County, State of California, and/or Federal Government; and 6. Any other legally available source. The financing sources are described in more detail in the following discussion. PROPERTY TAX INCREMENT REVENUE The Agency currently receives tax increment revenue from the Existing Project Areas within Merged Area B. The Agency will continue to use property tax increment revenue as provided for in Section 33670 of the CRL, and as authorized in the Merged Plan, to underwrite project costs in both the Existing Project Areas and the Added Areas. Tax increment revenue will fund ongoing redevelopment activities and pay indebtedness incurred by the Agency. Indebtedness includes principal and interest on loans, monies advanced, or debts (whether funded, refunded, assumed, or otherwise) incurred by the Agency to finance or refinance, in whole or in part, redevelopment activities. Tax increment revenue currently generated in the Existing Project Areas is insufficient to address blight and create affordable housing. The Merger and Amendments will provide the Agency with sufficient revenue to fund redevelopment activities in Merged Area B. As described later in this Section, without the Merger and Amendments, tax increment revenues net of pass-through payments, county administrative fees, operation and administrative costs, bond debt service, and other outstanding obligations will only amount to $373.6 million while project costs in the Existing Project Areas, excluding very costly financing costs, will amount to approximately $341.2 million. Tax increment revenues generated in the Added Areas will be leveraged for similar redevelopment activities and obligations which will be focused on eliminating the blighting conditions described in Section A of this Report. Net tax increment available in the Added Areas totals $42.8 million and project costs total $72.6 million. The Merger and .amendments will allow the Agency to effectively administer redevelopment projects throughout Merged Area B. Tax increment revenues will be allocated to address an array of Agency obligations. As required by Section 33334.2 of the CRL, 20% of tax increment revenue is deposited into the Agency's Housing Fund for the purposes of increasing, improving, and preserving the community's supply of low and moderate income housing. However, Housing Fund deposits will increase to 30% in the State College Project Area upon adoption of the Merged Plan, if amended to extend the time limit on the effectiveness of its redevelopment plan and the collection of tax increment revenues by 10 years. BONDED DEBT Under the Merged Plan, the Agency would continue to have the capacity to issue bonds and/or notes for any of its corporate purposes, payable in whole or in part from tax increment revenue. Any bonds issued by the Agency are the responsibility of the Agency, and neither the City nor its taxpayers are liable for debt service on the bonds. Redevelopment bonds are typically issued based on current cash flows, without regard to potential increase in revenue that may occur subsequent to the issuance. The Agency is proposing to amend the limit of outstanding bonded indebtedness at any given time to allow for greater bonding capacity to fund redevelopment projects. LEASE OR SALE OF AGENCY-OWNED PROPERTY The Agency may sell, lease, or otherwise encumber its property holdings to pay the costs of project implementation. The proceeds from these activities can help pay the costs of project implementation. To the extent possible, the Agency will employ these methods to generate necessary capital to fund improvements f202 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report and programs. However, the Agency does not currently own any property in Merged Area B that could be sold to implement redevelopment in the area. PARTICIPATION IN DEVELOPMENT The existing redevelopment plans authorize the Agency to enter into agreements with property owners, tenants, and/or developers. Such participation will typically involve negotiation of an owner participation and/or disposition and development agreement between the Agency and property owners. If the Agency enters into agreements with property owners, tenants, and/or other developers that provide for revenues to be paid or repaid to the Agency, such revenues may be used to pay project implementation costs. However, . these funding sources are not a guaranteed source of revenue and the Agency does not anticipate that they will be sufficient to complete the program of redevelopment. Furthermore, as discussed in Section A of this report, declining market conditions have led to stalled development across the State due to the fact that property owners and developers have increased exposure to risk and interest rates and required loan-to- value ratios have increased financing costs of construction significantly. An article released by Urban Land Institute describes that "many banks are still not lending on commercial real estate", further indicating the difficulty for the private sector to obtain loans to facilitate redevelopment projects in Merged Area B.59 FINANCIAL ASSISTANCE FROM THE CITY, COUNTY, STATE, AND/OR FEDERAL GOVERNMENT The Agency may obtain loans and advances from the City for planning, construction, and operating capital. The City may also defer payments on Agency loans for land purchases, benefiting the Agency's cash flow. Such assistance may be employed to meet short-term cash flow needs. However, as described earlier in the Report, the City's General Fund budget is struggling to sufficiently fund necessary services and has inadequate resources to provide assistance to the Agency at this time. As available, other funds such as state-apportioned road funds, state housing and infrastructure bond funds, state and federal transportation funds, and federal Community Development Block Grants will be appropriately used in conjunction with Agency funds for costs of project implementation. As discussed in the previous Section, Federal, State, and County budgets indicate that economy continues to limit their ability to provide financing to local governments. The Federal government is facing a $14 trillion deficit and is looking for ways to reduce government spending. The State of California's budget crisis continues to worsen as repercussions from the nation's economic recession persists. As of June 2011, the 2011-12 Governor's Budget is proposing major corrective budget actions to address a projected $25 billion budget gap. 60 Although City, State, County, and Federal financial assistance are uncertain options for the Agency in the near future due to current financial challenges, the Agency will continue to seek opportunities to obtain assistance as the economy shows signs of recovery. OTHER AVAILABLE SOURCES Any other loans, grants, or financial assistance from the federal government, or any other public or private source will continue to be utilized, as available and appropriate. The Agency will also consider use of the powers provided by the CRL to provide construction and other funds for appropriate projects. Where feasible and appropriate, the Agency may use assessment district and/or Mello-Roos bond financing to pay for the costs of public infrastructure, facilities, and operations. 59 Ronen, Shlomi, MRaising Capital During Tough Times~. Urban Land Institute, January 3. 2011. 60 State of California, ~Governor's Budget 2011-12 - Proposed Budget Summary,~ January 10, 2011. i203 CDCj2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report MERGER AND AMENDMENTS Tax increment revenue, and the other financing methods described above, are necessary to support blight eliminating projects and programs in Merged Area B. Given current economic conditions and local and state budgetary constraints, the Agency's ability to eliminate blight in Merged Area B, through the projects and programs described in Section B, is heavily reliant on its financing and bonding capacity from tax increment revenues. The financial analysis contained in this Section of the Report concludes that, in the absence of the Merger and Amendments, the Agency does not currently have sufficient financial capacity to adequately fund the necessary blight eliminating projects in Merged Area B. The following discussion describes the current constraints to tax increment revenue generated in Existing Project Areas that the proposed Merger and Amendments will alleviate. MERGED AREA B TIME AND FINANCIAL LIMITS EXISTING PROJECT AREAS Consistent with the CRL, the current Redevelopment Plans for the Existing Project Areas contain time and financial limitations that affect the Agency's ability to use and collect tax increment revenue. Table C-1 presents the current Existing Project Areas limits. Existing Project Areas Time & Financial Limitations Table C.1 San Bernardino Merged Area B Last Llate to Last Date to Incur Receive Tax Financial limit on Project Area Effectiveness of Plan Bonded Debt limit Indebtedness J Increment Recelvinn Tax Increment 40th Street AuguSll0,2030 $20,000,000 July 10.2020 AuguSI 10, 2045 None 1.75 X Annual Maximum Centrat City West February 17, 2019 $5.000,000 Ekminaled February 17, 2029 Debt Service 1.75,X Annual Maximum Stale College April 27. 2013 $60,000,000 Eliminated April 27. 2023 DeblService . Northwest Juty6.2025 $35,000,000 Bminated July 6, 2035 $4,500,000 Annually 1.75 X Annual Maximum Uptown June 18,2027 $20,000,000 E~minaled June 18, 2037 Debt Service MI Vemon Corridor June 25,2031 $100,000,000 E.minated June 25, 2041 $950,000,000 Notes: l,limitations are as indicaled for each consllluent Project Area 2. The limits to incur debt were eliminated pursuant to 33333,O(e)(2)(8) following the enadment of S8211 (Chapter 741. Stalutes of 2001). The limit corresponds to the plan eHediveness limits of the Project Area Sou~.- Pro"'ct SummarY Charts. San Bernardino EDA Time Limit to Incur Debt: As shown in Table C-1, the Redevelopment Plans for the Northwest, State College, CCW, Mt. Vernon Corridor, and Uptown Projects Areas were amended in 2003 to eliminate the time limit to incur indebtedness pursuant to Senate Bill 211 (Chapter 741, Statutes of 2001). The time limit to incur debt in the Existing Project Areas, except 40th Street, corresponds with the Redevelopment Plan effectiveness of each Existing Project Area. The 40th Street Project Area's time limit to incur debt expires on July 10, 2020. The Merger and Amendments does not propose any changes to the time limit to incur debt in the Existing Project Areas. Time Limit to Collect Tax Increment Revenue: Table C-1 shows the current time limits to collect tax increment and repay debt in the Existing Project Areas. The Merger and Amendments would extend the Agency's time limit to collect tax increment and repay debt in the State College Project Area by 10 years (as discussed later in this Section) or until April 27, 2033. The time limit to collect tax increment for the Northwest, 40th Street, CCW, Mt. Vernon Corridor, and Uptown project areas would remain unchanged. f2ii4 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Financial Limit on Tax Increment: The current limit on the amount of tax increment revenue that may be collected in the CCW, State College, and Uptown project areas is equal to 1.75 times the Annual Maximum Debt Service. This limit is difficult to track and is independent of project costs or projected tax increment receipt. The Northwest Project Area has reached its annual tax increment limitation of $4.5 million. The Mt. Vernon Corridor Project Area has a cumulative tax increment limit of $950 million. The 40lh Street Project Area was adopted after the CRL was amended to no longer require tax increment limitations on new or added project areas and is not included in the proposed tax increment limit discussed in detail later in this section. The Merger and Amendments would establish a transparent and measurable cumulative tax increment limit for the Existing Project Areas, excluding the 40lh Street Project Area, to ensure that blight eliminating redevelopment projects can continue to be adequately financed. As described in more detail later in this Section, the proposed tax increment revenue limitation totals $2.8 billion. Financial Limit on the Amount of Bonded Indebtedness Outstandina at One Time: The bonded indebtedness limits for the Existing Project Areas are identified in Table C-1. Separate bonded indebtedness limits impede the Agency's ability to effectively issue and track future bonds in Merged Area B. Additionally, the cumulative bonded indebtedness limit, based on the current amounts established in each Existing Project Area, totals $240 million and impairs the Agency's ability to issue adequate bonds to fund future projects. As described later in this Section, the Merger and Amendments would establish a single increased cumulative bonded indebtedness limit totaling $461.0 million for the entire Merged Area B, including the Added Areas, to ensure that the Agency has sufficient bonding capacity through the life of Merged Area B to finance the necessary blight eliminating projects. ADDED AREAS The Added Areas time and financial limitations will be dependent on the date the Merged Plan is adopted. It is anticipated that beginning in fiscal year 2013-14, the Agency will collect tax increment revenue from the Added Areas until July 17, 2057 and can incur indebtedness until July 17, 2032. The bonded indebtedness limitation for the Added Area will be combined with the Existing Project Areas and Merged Area B will have one cumulative bonded indebtedness limit. The Added Areas are not subject to a tax increment limitation and one has not be set for these areas. The proposed time and financial limits after adoption of the Merger and Amendments is included in Table C-2. f205 cnC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Proposed Merged Area B Time & Financial Limitations .., Table C-2 San Bernardino Merged Area B Proposed Last Date to Proposed Limit on Effectiveness of Bonded Debt last Date to Incur Eminent Domain Receive Tax Receiving Tax Project Area Plan Limit Oebe Authority Increm&nt Increment Existina Proiect Areas Stale College. April 27, 2023 Eliminated July 17, 2024 April 27, 2033 Central City West February 17. 2019 Eliminated Expired February 17,2029 Northwest July 6. 2025 Eliminated July 17, 2024 Juty6.2035 $2,800,000,000 Uptown June 18, 2027 Eliminated July 17. 2024 June 18, 2037 Mount Vernon Corridor June 25. 2031 Eliminated July 17, 2024 June 25, 2041 40th Street ~~g..u~t~~._2~~O_ _ _ ~u!y _1~._2E~O__ __:~t~7.:.~03~__ -,~.u!l~S! ~O.; 3~~_ N/A ----------------- ---------- ProDosed Added Areas Added Area A July 17,2042 July 17, 2032 July 17, 2024 July 17,2057 Added Area B July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area C July 17,2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area 0 July 17, 2042 $461,000,000 July 17, 2032 July 17, 2024 July 17, 2057 Added Area E July 17,2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area F July 17,2042 July 17, 2032 July 17, 2024 Jury 17, 2057 Added Area G July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 N/A Added Area H July 17,2042 Jury 17, 2032 July 17, 2024 July 17, 2057 Added Area I July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area J July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area K July 17,2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area L July 17, 2042 JUly 17, 2032 July 17, 2024 July 17, 2057 Added Area M July 17,2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area N July 17,2042 July 17. 2032 July 17. 2024 July 17, 2057 1 Limits ass","" e July 17, ZOfZ~~ct;v.fIf'U dele/ortt>t MfrpMJA"'e 8 Plefl. ZLimlfefionse11!lesit>dit:ef"ofor..cllcOf!stlf~TltProj<<lA/1Oe .. 3 Tim' bmits to incur dtbt we", ~hmmel~d plJrwefll to 33333. 6(f}(Z}(BJ following the M.clfTIfntof S8 ZIl (ellepter 741, SI.tutu 01 ZOOf} in ZOOZ ~ .. EftmlVflness or ~en del~ end the/.st d.l. to ~IW tex iner.mfTlt.re the new proposed d.,.s. plJrsueTlt /0 lo.~.redenslOll Source: Pro Summ. Cherts. Se" 8emetdino EDA T AX INCREMENT REVENUE PROJECTIONS A financial analysis of the Merger and Amendments inclusive of tax increment revenue projections of Merged Area B was completed using the fiscal year 2011-12 Equalized Assessment Roll. The analysis compares the amount of potential tax increment generated in Merged Area B with and without changes proposed by the Merger and Amendments. Table C-4 presents a preliminary forecast of Merged Area B tax increment revenue generated under the existing time and financial limits. Table C-5 presents a preliminary forecast under the proposed new limits of the Merger and Amendments, inclusive of the Added Areas. Existing Project Areas The tax increment projection forecast for the Existing Project Areas is based on several assumptions noted ~~ - 1. Assessed Value Growth Rates: As a baseline, historical assessed valuation growth rates (since inception) of the Existing Project Areas were analyzed to forecast future growth rates. The tax increment projections assume an 8.4% annual growth rate, based on the maximum average growth rate since inception, through the term each Project Area may collect tax increment to repay debt. This approach. provides a realistic and customized approach to forecasting future tax increment revenue and bonded indebtedness limits for the portion of Merged Area B that comprised of the Existing Project Areas. Table C-3 shows the historic assessed valuation growth rate and fiscal year 2011-12 assessed values in each area. 1206 SAN BERNARDINO MERGED AREA B MERGER 8< AMENDMENTS Preliminary Report Assessed Value Growth Rates by Project Area Table C-3 San Bernardino Merged Area B 2011.12 Assessed Annual Growth Proiect Area Values Rate 40th Street $95,071,175 1.6% Central City West $2,131,797 8.7% Mt Vernon Corridor $194.714,958 1.8% State College $869,605,478 11.6% Northwest $493,480,545 9.7% Uptown $197,608,966 0.6% Merged Area B' $1,852,612,919 8.4% Notes: 1 Combined growth rate shows the weighted average of the growth rate used for each Project Area since adoption. Source: County of San Bernardino Auditor-Controller 2. Low and Moderate Income Housina Fund Set-Aside Revenues: As required by Section 33334.2 of the CRL, the Agency deposits at least 20% of tax increment revenue generated in the Existing Project Areas in the Agency's Housing Fund for the purposes of increasing, improving, and preserving the community's supply of affordable housing. Upon adoption of 10-year extension, the State College Project Area Housing Fund deposits will increase to 30%, beginning in fiscal year 2012_136' 3. Countv Administrative Fees: The administrative fee assessed by the County is approximately .25% of the annual tax increment received by the Agency. 4. Pass-throuah Pavments: Pass-through payments to taxing entities amount to approximately 28% of projected gross tax increment revenue in the Existing Project Areas. The actual amount of pass- through payments vary based on the amount of tax increment revenue collected each year. The Agency shares tax increment revenue with affected taxing entities in three different ways - (1) negotiated payments, (2) inflationary payments, and (3) statutory payments. Negotiated Agreements The Northwest and Mt. Vernon Corridor project areas have existing negotiated tax-sharing agreements with affected taxing entities. The Agency entered into one tax sharing agreements with the County of San Bernardino in the Northwest Project Area. For the Mt. Vernon Corridor Project Area, the Agency has negotiated tax sharing agreements with: San Bernardino County Flood District, County of San Bernardino, and San Bernardino Municipal Water District. The Merger and Amendments would have no effect on these existing agreements and the taxing entities would continue to receive their agreed-upon shares. Inflationary Payments Prior to January 1, 1994, Section 33676 of the CRL permitted taxing entities to adopt and transmit to the County Auditor-Controller, a resolution requesting their share of the tax increment revenues attributed to the annual inflationary adjustment in real property values within a project area, pursuant to Proposition 13 ("Inflationary Payments.). Until Santa Ana Unified School District versus Orange 61 Assuming adoption of the Merged Plan including the 10-year extension is adopted in fiscal year 2011-12. 1207 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report County Development Agency (Santa Ana USD Case), it was thought that the election of receiving the 2% payments for school districts was optional; however, Santa Ana USD required that redevelopment agencies make such payments for project areas adopted within a certain time window. The court ruled that school districts are entitled to Inflationary Payments of inflationary tax increment revenues from redevelopment project areas adopted or amended to add territory between January 1, 1985 and December 31, 1993. The Mt. Vernon Corridor and Uptown Project Areas fall within these parameters. The projections provide for the allocation of the Inflationary Payments to Rialto School District, Colton School District, San Bernardino Unified School District, County Superintendent of Schools, and the San Bernardino Community College District. Statutory Payments In accordance with statutory formulas set forth in Section 33607.7 of the CRL ("Statutory Payments"), the Agency remits payments to affecting taxing entities that do not have negotiated tax-sharing agreements. The statutory formula is based on a tiered system, which is reflected in the tax increment projections. Upon adoption of the Merger and Amendments, taxing entities with negotiated tax-sharing agreements for negotiated payments in the Northwest and Mt. Vernon Corridor Project Areas will continue to receive payments under the terms of those agreements and will not receive Statutory Payments. 5. State Mandated Pavments: On June 29, 2011, Governor Jerry Brown passed ABX1 26 and ABX1 27, which effectively dissolves redevelopment agencies, but allows agencies willing to comply with a "State Mandated Payment" to be exempted from elimination. The California Redevelopment Association (CRA) and California League of Cities (League) have filed a lawsuit in the California Supreme Court. The fate of ABX1 26 and ABX1 27 lawsuits remains unknown at this time. In an effort to protect Agency resources, the Mayor and Common Council has adopted an "opt-in" Ordinance and the Agency is preparing to pay the State approximately $14 million in FY2011-12 and $3.3 million each year thereafter for all 14 of the Agency's Existing Project Areas. The ABX1 27 payments comprise approximately 11 % of the Agency's annual non-housing tax' increment revenue and will affect the Agency's ability to finance redevelopment projects and programs. The Existing Project Areas represent approximately 52% of the tax increment collected in all 14 of the Agency's Existing Project Areas and will be responsible for their proportionate share of the State Mandated Payments. However, the Merger and Amendments will allow the Agency and the City more flexibility in making the State Mandated Payments. The State Mandated Payment has been included in Table C-4, Table C-5, and Table C-6. Based on the assumptions previously described, Agency tax increment revenue projections for the Existing Project Areas have been forecasted and attached to this Report as Appendix 4. After Housing Fund set-aside deposits and pass-through payments to affected taxing entities are made, net tax increment revenue will be available for existing and new debt service obligations, eligible redevelopment projects such as infrastructure improvements, development incentives, and other non-housing uses. Added Areas The tax increment revenues projection forecast for the Added Areas is based on several assumptions noted below: 1. Assessed Value Growth Rates: RSG conservatively applied a 4.0% annual growth rate to secured assessed values and a 0% annual growth rate to unsecured assessed values to forecast tax increment revenue in future years. The 4.0% annual growth rate for secured assessed values account for any future development or property resales that may increase the value of properties in the Added Areas. 2. New Development Value; The Added Areas are close to being built-out and therefore no new development projections were included in the tax increment projections. The annual growth rate for [208 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report secured value was increased above the 2% annual inflationary adjustment to account for any increase in value resulting from new development or rehabilitation. 3. Low and Moderate Income Housino Fund Set-Aside Revenues: As required by CRL Section 33334.2, the Agency would deposit no less than 20% of tax increment revenue generated in the Added Areas in the Agency's HousingFund for the purposes of increasing, improving, and preserving the community's supply of affordable housing. 4. Countv Administrative Fees: The administrative fee assessed by the County is approximately .25% of the annual tax increment received by the Agency. 5. Taxino Entitv Statutorv Pavments: Consistent with CRL Section 33607.5, the Agency will remit Statutory Payments to affecting taxing entities in the Added Areas. 6. State Mandated Pavments: The Added Area will increase the Agency's State Mandated Payments and has been accounted for in Table C-5. Based on the assumptions previously described, Agency tax increment revenue projections for the Added Areas have been forecasted and attached to this Report as Appendix 4. After Housing Fund set-aside deposits and pass-through payments to affected taxing entities are made, net tax increment revenue will be available for existing and new debt service obligations, eligible redevelopment projects such as infrastructure improvements, development incentives, and other non-housing uses. As depicted in Table C-5, the Added Areas are projected to generate approximately $143.2 million over the 45-year period the Agency is authorized to collect tax increment revenues. Approximately $357,927 will be paid to cover County administrative fees, $7.2 million for Agency administrative costs, $50.1 million will be paid to affected taxing entities in the Added Areas, $13.5 million for State Mandated Payments; thus, leaving approximately $71.4 million to fund redevelopment activities in the Added Areas. Approximately, $28.6 million will be deposited in the Housing Fund to fund housing projects and $42.8 million of tax increment revenue remains to fund blight eliminating non-housing projects in the Added Areas. The anticipated amount of tax increment revenues for the Added Areas would be sufficient to invest in infrastructure, public facility, residential rehabilitation, commercial rehabilitation, and economic development projects and programs discussed in detail in Section B. As such, the Added Areas are economically feasible and would aid in the eiimination of blight in the community. MERGED AREA B MERGER As previously discussed, the Agency's financial capacity is constrained and the merger of the six Existing Project Areas and adding additional territory, proposed as Merged Area B, would allow the Agency to pay current debt service obligations and fund blight eliminating projects. The merger would also allow the Agency to coordinate a more comprehensive approach to alleviating blight by implementing programs across the entire area and reducing overhead costs. To establish that the proposed merger would be of substantial benefit to the community and the elimination of blighted areas, summaries have been prepared for the Existing Project Areas, including the Added Areas, comparing tax increment projections based upon current time and financial limitations, and tax increment projections based upon the Merger and Amendments. The summaries depicted in Tables C-4 and C-5 include county administrative fees, Agency operation and administration costs, bond debt service payments, pass-through payments, and other existing outstanding obligations. Table C-4 presents the tax increment revenues available to the Agency if the Merger and Amendments were not adopted and is reflective of the Agency's current financial capacity in the Existing Project Areas. As shown in Table C-4, the Agency currently faces a deficit of approximately $7.8 million in the Northwest Project Area and $83,597 in the CCW Project Area and without the Merger and Amendments, the Agency will be unable to pay its current outstanding obligations due from these Project Areas. In addition, no funding would be available for future projects and programs necessary to eliminate blighting conditions. Tax increment revenues generated in the other areas is therefore necessary to eliminate blight and pay existing obligations f209 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report in the Northwest and CCW Project Areas. In addition, the net tax increment available to fund redevelopment projects in the Existing Project Areas totals approximately $211.7 million, excluding financing costs, and the anticipated project costs total is estimated is $341.2 million. Merging the Existing Project Areas will allow the Agency to allocate tax increment revenues generated in each individual Existing Project Area to the entire Merged Area B and provide greater bonding capacity. Projected Tax Increment Revenue by Project Area under Existing Redevelopment Plans Table C-4 San BemMdlno Merged Area B Northwest StateCoIleae 4OthStr..t CCW MtVemon Uotown Total Tolal Gross TaK Increment Revenue 108,592,870 186,569.537 156,719,500 819,288 204,206,717 152.738,744 809,646.656 Growth Rale AssumptiOns 8.4% 8.4% 8.4% 8.4% 8.4% 8.4% Less' Housing Set Aside Oblig8lions~ 21,718,574 37,313,907 31,343,900 163.858 40,&41,343 30,547,749 161,929.331 County Admif'lislrahve Fees l.Z1.ill ~ ~ <.lMlI = mMl 2.2.lUII Gross Non Housing Revenue 86.602,814 148,769.206 124.983,801 653,382 162.854,857 121,809,149 645,693.206 Less' Operation and Administration. 5,429,643 9,328.4n 1,835.975 <0.964 10,210,336 7,636,937 40,482.333 Bond Debt ServiceS 32.559,637 30.364,225 - - 5,147,195 6,503,362 74,574.418 Pan-through Payments 39,748,682 4,578,930 60,089,797 15O,4n 54,712.450 69,189,212 228,469,547 Other Oulslanding Obligations' 5,338,073 78,682 6.3 459.947 11,625 1,926 5,890,946 State Mandated Payments' 11,344 669 19.490,870 16.372,445 85,591 21.333422 15,956.576 84583,573 Net Rede...e entFr.nds 7,817,890 84 948,022 40.684.892 83.597 71439829 22521136 211692,392 Notes: 1 pl'(ljectlon.rellectltlee~isltogllme.ndfln'nei8lhmitsIOfe'ehproje-ct.... 2 GrOSS Tax Increment Revenue.nd ns0ei8led deduelionl bned on RSG Projections (June, 2011) 320% olGron n revenuel Ire deposited in..... "lleocy'l Housing Funclffom.. Project"""n . Ope..lion.nd "clminisl..lion eoS11 ,re ..limited fot planning PUrpoles 5 Debl Service bned on "Ileocy's bond deb! HfVice ICJleclule 6 If'lC:U:Ieslmounls due 100...... Project Ar.nWJ!hin the "1l'OCY 1I_llnlhe Housing Fund II 01 June 2009 7 Elllmaled ol..,menl oursuenllO "B~1 27 SIll. Mend.l.d P.vments. AnllYsis does IIOl includ. fIflw s.d\ool 01.. nlinctnedfromincruHdlnnu.ld.blDsvmenlS. Table C-S presents tax increment revenue generated under the terms of the proposed Merger and Amendments. The proposed merger will enable the Agency to use resources from individual Existing Project Areas for the benefit of the entire Merged Area B. As shown in Table C-S, the Agency will also be able to use tax increment from other Existing Project Areas to cover deficits in the CCW Project Area and increasing the tax increment limitation in the Northwest Project Area will generate sufficient revenue to cover deficits. The Agency will also be able to reduce its other outstanding obligations by $2.3 million. Merging the Existing Project Areas, along with the Added Areas, increases the Agency's financial capacity and will benefit the community by allowing sufficient revenue to address the blighting conditions described in Section A of this Report. Projected Tax Increment Revenue by Project Area under Proposed Merger" Amendments TabfeC-S Sin S.rmlflllno M.rved Am B Nontt_Il Stat. Colle... .othSI....1 OOW MIV.rnon UDIDwn ...dded....... TDI.I M.'V'd"'rIl8 Tol"'G/osIT..I_.fllIInlR.....nue. 0405.408,656 SoI5,17'.355 156.718.500 B112llS 2lM206,717 152,73lI,7<< 14).170,806 1,$09,042.0157 1.S09,042,DlI7 G'OWItt RIllI Aelumptj_ '.4,. U. '.4,. ...,. ...,. I.... ..... LII': HousingSetAlideObtgetiOfll' 81,011,711 161,m,B21 :U.343,1lOO 113,I5tI 40....,.343 )(I,SoI7.7.' 2',6M.161 374.335,511 374.335,571 COtJnrr Adrnini<lfaliYe F.... Ul.U.ll J.lW!l ill.lli "'" = .lWll llii2Z ......... ......... G..... Non Housing R.......... 323,313,403 332.190,5" 124,M3.101 653.332 162.'54,157 121.llOll."1 114,178,71B 1,230,533.191 1,230,113.891 L.... Ope...tion.ndAdnmrstrabon' 20270,433 27~.'lI 7,135,'75 ".'" 10.210,336 1.636.137 1,15t1.540 10.452.103 10.452,103 80nd o.bt ServIce' 32.551,137 )(1,314221 5,147.115 8,503.362 , 74.574,.21 74.574..21 P..s-tlwough paymern 173,4032'" 115.169230 10,081.717 150,4n SoI,112,450 69,181212 ",341.564 521,056.034 521,056.034 OIhefOulsl.ndlngOblgalioM' 5,331.073 78,6&2 '" 45U.7 1U25 1,926 , 5,11lO."8 3.512,103 St8lel.4andlllldPs "" 31.333867 5U32.325 1..820720 n471 19311512 14.....26lI 13539<<1 1521"'610 152164.610 NeIRldlvslo ,... 53.03108 1583017.189 42238617 5.'S 73.61739 24033.446 45131153 396 SoI5n7 38"SoI.621 ....K ,..ll/Od....8P<011_.."'"'........endmlnII~_,n....MebOn...adDpI"'lN:k>dI"lI..........DIIo1lt11$ot_5_on-.....lIu"'-Clpbl!ll~A_~PIatl.lo.Y...'"'''''''''011''' .n*CII_ 01 '" StITI CcII9I A_.olopmsntPlln..... .>1In<lorItI1hI -...... 0II.....-.<l .....lI"l....e (""""d....~ 2 Gr_ T..lncr._A.............M.OO.led-.cs_-..,onASGP'~(.......2011l 3 2O%oIGr_T1.............dlpoMed.._"-"HouoongF_lrom4OlhSlrlll. CCW, .......'-, SIIIIC<lhge.~ lIJII__IttI_PrCIjICI"'- JO'IloolGr_ n..............dIpoMld...oIhoHo..;"lI F_from SIll. C"'"vo Pr"""'...... I>I9nnonQFY 2013--1. .Op.r..on_"~''''nIOlfllllonCOlIa.....'mat'''Ior''IflfW'IlIJlUrl>OMIo SDII;IIs..-._dOtlAgsnq'.bonddoblHNic..r:hedoM 11~1ffl__IO""'''P<ojo<:I'''.___'''''ncy_'''''_'''Ho<..-.gF__0IIJur>s2OOll 1 EAmllId~mlfllplnUlflllOAs.l27Slat.MlftdalldP.I'fflI", ...........doaInoIif'ducM_........._lIltouGhpaymsnl_M"'______~. 1210 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Pursuant to the CRL, mergers of project areas are desirable as a maller of public policy if they result in substantial benefit to the public and if they contribute to the revitalization of blighted areas through increased economic vitality of those areas.2 The Merger and Amendments provide a comprehensive approach to meeting the Agency's financial needs, Merging the Existing Project Areas into Merged Area B and including the Added Areas will address the potential challenges of the Agency to alleviate both near and long-term cash flow constraints in struggling project areas in the Existing Project Areas by providing funding from economically healthy projects areas in the Existing Project Areas. PROPOSED CUMULATIVE TAX INCREMENT LIMIT The Existing Project Areas have separate limits on the amount of tax increment revenue that may be collected in each area. The Merger and Amendments are proposing to set a singie cumulative tax increment revenue limit for the Existing Project Areas. The Added Areas are not required by the CRL to have a tax increment revenue limit and are not included in this analysis. The Merger and Amendments proposes a single cumulative limit on the amount of tax increment revenue received by the Agency in the Existing Project Areas to allow effective administration of the redevelopment program in Merged Area B. As depicted in Table C-1, the CCW, State College, and Uptown project areas are subject to an annual cap of 1.75 times the maximum annual debt service paid by each individual Project Area. This means that the Agency's ability to collect tax increment revenue is directly proportional to its annual outstanding debt service obligations and varies from year to year. Tax increment revenue limits set in this manner are very difficult to track. A single cumulative tax increment revenue limit ensures taxing agencies are receiving a fair share of property tax revenue and improves Agency transparency. The Northwest Project Area currently has an annual tax increment revenue limitation of $4.5 million, of which the Agency reaches on an annual basis. The Mt. Vernon Corridor Project Area has a cumulative tax increment revenue limrt of $950 million. The 40th Street Project Area was adopted after the CRL was amended to no longer require tax increment revenue limitations on new or added project areas and is excluded from the tax increment revenue limitation. As evidenced in Table C-4, without the amendment increasing and clarifying the tax increment revenue limits, the Agency's ability to pay existing obligations and finance blight eliminating project is significantly hindered. The proposed tax increment revenue limit is based on the tax increment revenue projections presented in Table C-5 and future project cost estimates. Estimated project costs are based upon the projects and programs, detailed in Section B of this Report, that are necessary to eliminate remaining blight in the Existing Project Areas. The proposed tax increment revenue limit assumes that 100% of the project cost will be financed through bonds and assumes that the principal and interest payments are approximately three times the project cost. Table C-6 shows the estimated financial need of the Agency for the Existing Project Areas, excluding the 40'h Street Project Area, and the proposed tax increment limit. The Agency is proposing a single cumulative tax increment limit of $2.8 billion that accounts for tax increment collected to date and projected costs for future redevelopment activities in the Existing Project Areas, excluding the 40'h Street Project Area. To date the Agency has collected an estimated $231.6 million of tax increment revenue within the Existing Project Areas, excluding the 40'h Street Project Area. An additional $2.4 billion, along with $234.6 million of contingency funds, are needed to implement future redevelopment activities in the Existing Project Areas, excluding the 40'h Street Project Area. 62 CRL: Section 33485 f211 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Proposed Tax Increment Limit - Existing Project Areas Table C-6 San Bernardino Merged Area B Tax Increment Received to Date' 231,630,357 Projected Future Tax Increment Revenue' 1,309,151,761 Total Tax Increment 1,540,782,118 Future Tax Increment Limit Calculation Housing Fund Deposits' 314,357,509 County Administrative Fees 3,272,879 Pass-through Payments 412,624,653 Existing Bond Debt Service 74,574,421 Other Outstanding Obligations 5,890,254 Future Bond Debt Service 1,023,495,900 State Mandated Payments 123,804,449 Operations and Administration Costs 65,457,588 Tax Increment Needed for Future Obligations: 2.023,477,653 Funds Needed for Redevelopment Projects' 341,165,300 Needed for Projects and Obligations 2,364,642,953 Agency Reserve/Contingency (10%) 236,464.295 Future Total Tax Increment Needed 2,601,107,248 Tax Increment Collected to Date' 231,630,357 Proposed Tax Increment Revenue Cap from Adoption 2,800,000,000 .. Notes: ~ 1 Total gross tax increment revenue collected from CCW, Mt Vernon. Northwest, State College. Uptown Projects from the adoption of each Project Area redevelopment plan. The Added Area is not subject to a tax increment limit and is not included in this analysis. 2 Projected tax increment revenue received for FY 2010-11 including Merger and Amendment 3 Housing Fund deposits assume a 30% set-aside beginning in FY 2012-13 for the State College Project Area. 4 Staff estimates $341 million will be needed to fund future non-housing redevelopment projects, these projects are currently anticipated to be one hundred percent funded through bonds Source: Agency Tax Increment Receiots and RSG Projections 2011 PROPOSED CUMULATIVE BONDED INDEBTEDNESS LIMIT As depicted in Table C-1, the Existing Project Areas have separate limitations on the amount of bonded indebtedness that may be outstanding at anyone time. Separate limits on outstanding bonded indebtedness hinder the Agency's ability to administer and issue future bonds in Merged Area B. Furthermore, the Agency is proposing to add 14 non-contiguous areas to Merged Area B and is therefore proposing to establish a single cumulative limit on the amount of bonded indebtedness that may be outstanding in Merged Area B at any given time. The existing cumulative bonded indebtedness limit for the Existing Project Areas totals $240 million and the Agency estimates that future projects and programs will total $341.2 million. Therefore, increasing the bonded indebtedness limit will ensure that the limit allows for maximum future bonding capacity to support projects and programs. The Added Area future project costs is anticipated to total $72.5 million. f212 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Table C-7 presents the proposed bonded indebtedness limit that may be outstanding at anyone time and accounts for existing and future principal bond obligations. The outstanding principal debt shown includes principal from the Agency's Housing Fund Bonds, and assumes that 64% of the principal payment is derived from Merged Area B Project Areas. The proposed increased, cumulative Merged Area B bonded indebtedness limit totals of $461.0 million. Proposed Bonded Indebtedness Limit Table c- 7 San Bernardino Merged Area B Existing Project Areas' Outstanding Principal Debt 46,428,572 Existing Project Areas' Future Principal Debt' 341,165,300 Added Areas' Future Principal Debt' 72,520,670 Total 460,114,542 Proposed Bonded Indebtedness Cap 461,000,000 Notes: 1 Based on calculating maximum issuable bonds for financing projects 2 Based on calculating maximum issuable bonds for financing projects in the Added Areas'. The Added Areas' are subject to a bonded indebtedness limit and have been included in this analysis. Source: Agency Debt Service Schedule TEN YEAR EXTENSIONS FOR THE STATE COLLEGE PROJECT AREA The Merger and Amendments proposes to extend the Redevelopment Plan effectiveness and time limit to receive tax increment revenue from the State College Project Area by 10 years. CRL Section 33333.11 requires a summary of the amount of tax increment revenue, including Housing Fund deposits and pass- through payments, which will be generated during the 10-year extension period. Table C-8 shows the fiscal implication of increasing the time limit for the State College Project Area by 10 years. During the 1 O-year extension period, the Agency will receive additional tax increment revenue in the amount of $393.0 million from the State College Project Area. Of this amount. approximately $118.9 million will be deposited into the Housing Fund, $982,569 will be paid for County administrative fees, and $96.6 million will be paid to affected taxing entities. f213 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report State College: Summary of Additional Revenue from 10 Year Extension Table C-B San Bernardino Merged Area B FY 2010-11 through FY 2021-22 through Total FY 2020-21 FY 2030-31 Gross Tax Increment Revenue 152,950,750 393,027,605 545,978,355 Housing Fund Deposits' (42,780,869) (118,941,959) (161,722,828) Administrative Fees (382,377) (982,569) (1,364,946) Non Housing Revenue 109,787,504 273,103,077 382,890,581 Pass-through Payments (19,438,536) (96,565,346) (116,003,882) Bond Debt Service (34,089,742) 0 (30,364,228) Other Obligations (78,682) 0 (78,682) Net Redevelopment Revenues 56,180,544 176,537,731 236,443,790 Notes: 1 Deposits to the Housing Fund are 30% of gross tax increment beginning FY 2013-14 REASONS FOR THE PROVISION OF TAX INCREMENT AND WHY PRIVATE ENTERPRISE OR GOVERNMENTAL ACTION CANNOT REASONABLY ALLEVIATE BLIGHT The following includes an explanation of why the elimination of blight in Merged Area B cannot be accomplished by private enterprise alone, or by the use of governmental financing alternatives other than tax increment financing. '. ~ WHY TAX INCREMENT IS NECESSARY TO ADDRESS BLIGHT IN MERGED AREA B Tax increment financing will continue to be an essential component of a successful redevelopment program in the Merged Area B. As demonstrated in Section A of this Report, many blighting conditions are attributed to a lack of financial incentives for new development and property rehabilitation. Lack of property maintenance and reinvestment has resulted in physical decay within Merged Area B that cannot be remediated without Agency assistance. While there are other means to raise public funds without tax increment financing, these techniques would ultimately result in higher taxes or increased development costs, both of which are counterproductive to resolving the unique issues in Merged Area B. As earlier described, the recent economic environment and the financial challenges of the City and State severely limit the potential for the Agency to receive assistance funded from governmental sources, The Agency's main source of revenue for remediating blight in Merged Area B is tax increment revenue. Upon adoption of the Merger and Amendments, an estimated $773.2 million in net tax increment revenue will be available to the Agency to fund both housing and non-housing blight eliminating programs and projects. The receipt of tax increment revenue from the Merged Area B is essential to eliminating the remaining blight outlined in Section A of this Report. The provision of tax increment revenue must be included in the Merged Plan because other sources are not available or are insufficient to finance the costs of redeveloping Merged Area B. Although the Agency will attempt to use other available financing programs, these may not be viable for the type and amount of improvements required. Tax increment financing provides a dedicated source of revenue for the Agency to invest in housing and other redevelopment programs, without burdening property owners or residents with additional costs that they cannot afford. Utilization of tax increment financing will provide the resources to develop a consistent and direct approach to activities and programs needed to eliminate blight, provide for the [214 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report improvement of infrastructure, and aid in the expansion of Merged Area B's economic base. The Agency does not currently have, nor expects to have, the available financial resources to fund the magnitude of improvements necessary to reverse the adverse conditions present in Merged Area B without the Merger and Amendments. WHY CITY FUNDING SOURCES ARE INADEQUATE TO ADDRESS BLIGHT Funding sources, other than tax increment, that are typically utilized to implement redevelopment include Community Development Block Grant ("CDBG") Funds; City capital improvement funds; assessment districts; developer participation; and other private sources. Currently, the Agency and City have used funding sources other than tax increment when available, such as CDBG funds and grants, but these other funding sources have historically been inadequate and continue to be inadequate, especially in light of the State-wide general economic downturn. City resources are insufficient to fund the described breadth and scale of redevelopment efforts that would reverse the blighting conditions enumerated in Section A of this report and lift the burden placed on the community. The Agency anticipates spending approximately $413.8 million on projects and programs to alleviate or eliminate blighting conditions described in Section A of this Report. It is financially infeasible for the City to bear these excessive costs because of the lack of, or declining, revenues the City is already experiencing. As described in the Introduction, the City's fiscal year 2010-11 General Fund budget experienced declines in major revenues to the City includes the following: . Sales Tax - 5% decline . Utility User Tax - 7% decline . Franchise Tax - 10% decline . Transient Occupancy Tax - 27% decline The City does not have sufficient financial resources to fund the programs required to eliminate blight in Merged Area B. Particularly in today's economic climate when all sources of City revenues are declining and expected to further decline, tax increment revenue financing is one of the few options remaining. The nature of many of the projects proposed to be undertaken by the Agency is such that only the City/Agency would construct them. Street improvements, traffic signals, storm drains, flood control, and the like are unlikely to be constructed and fully funded by the private sector. If the City does not secure financing, these important capital projects may be significantly delayed or never happen. The City could also issue bonds to finance projects. However, the City would be required to repay debt service from the General Fund and with limited City funding it will be difficult to secure bonds. Additionally, the bond market was significantly impacted by the decline in the economy and competition for bond financing has increased. The Federal government is looking for ways to improve the nationwide economy and increase the bond rating for the United States. The City may sell, lease, or otherwise encumber its property holdings as a means to spur redevelopment. The proceeds from these activities can help pay the costs of project implementation. The City will continue to look for ways to leverage property holdings to facilitate development. WHY OTHER GOVERNMENTAL SOURCES ARE INADEQUATE TO ELIMINATE BLIGHT Financial assistance from the City, County of San Bernardino, State of California, and the U.S. Federal government may be used by the Agency to fund redevelopment program expenses. However, the economic blighting problems, of declining property values combined with high unemployment and a low median income, do not have easy solutions. Many government entities, including the federal government, are struggling with this problem and other difficulties in the current economic climate, which will further hinder the City's ability to adequately fund capital improvement and community development projects throughout Merged Area B. In February 2009, President Obama signed the American Recovery and Reinvestment Act of 2009. The $787 billion stimulus plan consists of tax cuts and spending, including funding a vast array of "shovel ready" public 12'15 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report works projects to create jobs. However, this funding source cannot be relied upon to remediate blighting conditions because funds are very competitive and difficult to get. The City and Agency will continue to seek and apply for any funding that may become available; however, these sources alone cannot be relied upon to complete the projects and programs needed to address blighting conditions in Merged Area B. As of June 30, 2011, the State is projecting an annual structural deficit of $21.5 billion.' Although the State has made progress towards eliminating the deficit, it still continues to face long-term challenges to fully address this problem. The California State Budget 2011-12 made over $15.0 billion in cuts to State programs including, but not limited to, Medi-Cal, Cal Grant, Transportation Debt Service, Developmental Services, and other important programs. In 2006, voters in California passed Propositions 1 C, 1 E, and 84 to help fund capital infrastructure improvements throughout the State, but these funds are largely earmarked for certain State programs and are focused on disaster preparedness, storm water, water, and park improvements. State Housing and Community Development bond and grant programs are largely focused on affordable housing needs, and communities throughout the State must compete for a limited pool of funds. The City and Agency will continue to seek and apply for any funding that becomes available; however, these sources cannot be relied upon to complete the projects needed to address blighting conditions in Merged Area B. The County of San Bernardino is facing a $46.6 million deficit and the fiscal year 2011-12 calls for a 2.3% reduction in County spending.64 The County continues to suffer from decreased property and sales tax revenue, while demand for services continues to increase. The County reduced spending from the General Fund by $24.4 million and eliminated 768 departmental positions to balance their budget. The Fiscal Year 2011-12 County Budget further reduces expenditure of General Fund revenue. Although limited, the City and Agency will continue to look for County funds to finance projects. As an entitlement community, the City receives CDBG funds. The purpose of these funds is to develop viable communities and expand economic opportunities primarily to low and moderate income persons. These federal funds are limited and there are many competing programs and projects seeking funding. Additionally, the Federal Government is proposing to reduce funding for this program by $300 million'in fiscal year 2011- 12. Other federal grant programs are very limited in scope and frequently require maiching funds from the local jurisdiction. Given the restrictions placed on these funding sources, redevelopment of Merged Area B would not be feasible if the City relied to any significant extent on such funding. Although the City will apply for such funding if it should become available, this funding source cannot be counted on to achieve the funding needs to address blighting conditions. Furthermore, the Federal Government is facing a $14 trillion dollar deficit and is continuing to look for ways to reduce federal spending. The availability of future federal funding for projects in San Bernardino is uncertain. WHY PRIVATE ENTERPRISE ALONE CANNOT ELIMINATE BLIGHT Because of the current economic market conditions across California, it is challenging to undertake construction at this time. Property owners and developers have increased exposure to risk. Interest rates and required loan-to-value ratios have increased financing costs of construction significantly. In the wake of the recent economic collapse, commercial lending is expected to remain at low levels for an extended time. Commercial lending for developments could take years to recover, leaving developers with private sources as the primary source of capital for projects. It is anticipated that when banks do lend to developers, the formulas will be based on actual project costs rather than estimated project value at the conclusion of a project. Furthermore, the percentage of a project cost that a bank will lend, the loan-to-value, will be at or less than 50%, a substantial decline when compared to loan-to-value percentages of 65 to 75% prior to 2008. Lenders require higher upfront equity to finance construction costs, which means the property owner may 63 California Department of Finance, .California State Budget 2011-12", June 30. 2011. &4 County of San Bernardino. "2011-12 Recommended Budger. June 3, 2011. f216 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report need to contribute 40% of the project costs to obtain financing. The upfront equity requirement is a result of the current commercial real estate market in Southern California. Creditors also require much higher reserves to cover debt service and contingencies, which many property owners may simply lack. Stringent lending makes it difficult for developers to secure project financing and look to other sources of financing. The Agency has historically encouraged property owners to invest in improving their property through projects and programs that provide-economic and other incentives. Although the City and the Agency will continue to leverage private financing sources to fund projects, these have not been and likely never will be sufficient for the type and amount of improvements required for Merged Area B. If the private sector had the means to improve the proper utilization of Merged Area B and reverse the blighting conditions alone, then it would have done so. Assessment districts and Mello-Roos Community Facilities Districts are examples of public/private partnership financing mechanisms where the actual cost of financing is borne by private interests; however, the mechanism must be facilitated by a governmental entity. Assessment districts are becoming more widespread in the State as a means to pay for improvements. Assessments are levied upon properties within a designated area to fund improvements directly benefitting that area, and are paid in association with property tax. The use of assessment districts is limited and regulated by state law, and are most commonly related to street improvements, landscape and lighting, and parks. However, given the low median income levels of many residents in Merged Area B and high vacancy and low lease rates that limit rental income for industrial property owners, imposing assessments on property may in fact deter private investment by increasing costs paid by property owners. Therefore, it is unlikely that the two-thirds vote needed to establish an assessment district would be supported. As indicated by the continued presence of blighting conditions, which can be found throughout Merged Area B, some property owners do not have the resources to maintain their properties, much less rehabilitate them or pay for area-wide improvements such as those that may be funded through assessment districts. Similar to assessment districts, the 1982 Mello-Roos Community Facilities Act authorized the formation of community facilities districts ("CFD") to finance capital improvement projects and to pay for ongoing operations and maintenance of certain facilities. Formation of a CFD requires extensive front-end investment and the affirmative vote of two-thirds of the affected property owners where the vote is weighted based on the quantity of acres owned. For this reason, CFDs are typically most successful where only one or a very limited number of property owners are involved, usually in vast undeveloped areas under a single ownership. The front-end investment and required affirmative two-thirds vote make successful CFDs very difficult to accomplish within redevelopment project areas, including Merged Area B. Business improvement districts ("BIDs") and property and business improvement districts ("PBIDs") allow establishment of an assessment that generates revenue to support enhanced services to a designated area. BIDs are financed through an additional fee paid by businesses within the designated area, and the fee is typically added to the annual business licensing charges. PBIDs provide for an assessment on commercial property and typically result in substantially more revenue generation. PBIDs are therefore more apt to have a greater positive impact on the local commercial district; however, their creation requires petition support from businesses that would pay more than 50% of the annual fee to be collected from the proposed area. They also have a cap on assessments and a five-year maximum life requiring a new petition process to renew the fee. However, the amount of capital that could be raised from the commercial enterprises in Merged Area B might be very limited. The revenue may be helpful in funding promotion and management activities, but would not be adequate to fund the level of infrastructure and capital investment needed to address blighting conditions throughout Merged Area B as identified in Section A of this Report. f217 CDC/2011-S9 II Amended Implementation Plan SECTION D: ADDENDUM TO THE AGENCY'S IMPLEMENTATION PLAN OVERVIEW The CRL requires that the Agency prepare an amendment to the Agency's Implementation Plan pursuant to Section 33490 of the CRL to incorporate any changes resulting from the Merger and Amendments. The Agency adopted the 2009/10 through 2013/14 Implementation Plan and Housing Compliance Component ("Implementation Plan") on December 7, 2009 by Resolutions No. CDC/2009-65 and CDC/2009-66. The Implementation Plan includes the Existing Project Areas and the proposed Merger and Amendments will not change existing programs and projects. The Merger and Amendments will impact the Agency's current Implementation Plan because the fiscal impact and inclusionary housing production requirements of the 10 year extension in the State College Project Area and will include the Added Areas. An Addendum to the Implementation Plan detailing amended revenue and program expenditures and inclusionary housing production requirements will be presented at the public hearing for the Merger and Amendments. The Agency's Addendum to the Implementation Plan is included as Appendix 5. . [218 II Neighborhood Impact SECTION E: NEIGHBORHOOD IMPACT OVERVIEW Pursuant to CRL Section 33352 (m), if a redevelopment project area contains low- or moderate-income housing, a neighborhood impact report must be drafted that addresses the impact of the project upon the residents of the project area and surrounding areas in terms of relocation, traffic circulation, environmental quality, availability of community facilities and services, effect on school population and quality of education, property assessments and taxes, and other matters affecting the physical and social quality of the neighborhood, This Section includes a discussion of all of the Existing Project Areas and Added Areas that comprise Merged Area B, ' Additional issues that the neighborhood impact report must address include: the number of low or moderate- income dwelling units to be removed or destroyed; the number of low or moderate income persons or families expected to be displaced; the general location of housing to be rehabilitated, developed or constructed; the number of dwelling units planned for construction or rehabilitation to house persons and families of low or moderate income (other than replacement housing); the projected means of financing the aforementioned dwelling units; and the projected timetable for meeting the Merged Plan's relocation, rehabilitation, and replacement housing objectives. Environmental Impact Reports ("EIRs") generally serve as a basis for the information required by this neighborhood impact report. The Agency must complete an EIR as a part of the Merger and Amendments process. Typically, the information contained in this section is prepared for the Report to the Mayor and Common Council, and is accompanied by the EIR for the Merged Plan. However, in this case, this section is being prepared in advance of the EIR. Therefore, data resources include the Initial Study"' and other research completed as the EIR is being prepared. A large portion of the environmental data has been obtained from the EIR the City prepared in 2005 for its General Plan Update." As all proposed projects within Merged Area B must conform to the City's General Plan, ~s EIR provides a reasonable basis for the following discussion. Finally, information on affordable housing production, replacement, and related activities was obtained from the Agency's Ten Year Housing Compliance Plan, adopted in 2009. IMPACT ON RESIDENTS IN MERGED AREA B AND SURROUNDING AREA The Merger and Amendments will add 14 new non-contiguous subareas into the Merged Area B. However, it will not alter the boundaries of the Existing Project Areas. The proposed Merger and Amendment would generally provide for additional funds to implement projects which have been or will be evaluated for purposes of CEQA (California Environmental Quality Act, Public Resources Code Sections 21000 et seq.), within Merged Area B. Any additional programs and projects will be evaluated through the necessary environmental processes, including the EIR for the Merged Plan, and future project-specific evaluations as needed per CEQA. RELOCATION Merged Area B contains approximately 10,825 residential households, with approximately 59% of the households occupied by low- or moderate-income persons or families. At this time, no foreseeable projects have been proposed for Merged Area B that would involve displacement of low- and moderate-income residents. However, should displacement occur in the future, eligible displaced residents will be offered 65 City of San Bernardino. Initial Study fOf the San Bernardino Redevelooment Proiect Area Mercer -Area A. RBF Consulting, November 11,2000. 66 City of San Bernardino. San Bernardino General Plan Uodate and Associated SDecific Plans Environmentallmoact Reoort. The Planning Center, September 30, 2005. J219 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report relocation benefits as required by law. Additionally, if future revitalization projects involve the displacement and relocation of low- and moderate-income residents, the displacement will be mitigated by any applicable relocation assistance requirements (including financial payments and advisory assistance), and replacement housing plan requirements of State law. In summary, residents will not be displaced due to an Agency assisted development unless and until there are suitable relocation facilities available for occupancy at rents or costs comparable to those paid at the time of displacement, and/or affordable (pursuant to the CRL) to such residents. Prior to commencing projects that may displace low/moderate income persons and households, the Agency will prepare a replacement housing plan that complies with Section 33413(a) of the CRL. The Agency will assist residents in finding housing that is decent, safe and sanitary and within their financial means, in reasonably convenient locations and otherwise suitable to their needs. Any displacement which occurs as a result of Agency redevelopment activities will be mitigated by relocation assistance including financial payments, advisory assistance, and other assistance identified in the project-specific replacement housing plans as required by State Law relating to Agency assisted developments. Additionally, the Agency will offer reentry opportunities where feasible to existing business owners and tenants. ENVIRONMENTAL QUALITY The primary goal of the Merged Plan is to continue to improve the overall environmental quality of Merged Area 8 by addressing existing deficiencies. The Merged Plan seeks to eliminate existing blighting conditions and cause improvements including new development, revitalization of commercial cores, infrastructure improvements, environmentai conservation and remediation, and other public improvements. Future development will be reviewed by the City and Agency to insure that architectural, landscaping, and urban design principals are adhered to and that compatibility in land uses is maintained. Where required, more specific environmental analysis will take place on a project by project basis per CEQA. ' The EIR prepared for the City's General Plan, which includes Merged Area 8, evaluated possible environmental impacts on land use, public policy, transportation, air quality, noise, p.ublic services and infrastructure, hazardous materia is, hydrology and water quality, cultural resources, aM visual and aesthetic quality due to development up until 2030. The EIR concluded that some future development projects in the City would result in significant unavoidable impacts on the following issue areas even with implementation of mitigation measures: . Reduced regional air quality, . Increased noise levels, and . Increased traffic. These impacts however, were evaluated on a citywide scale. Though activities in Merged Area 8 may contribute to these impacts, the EIR and General Pian provide policies for most impacts which will mitigate the effects of projects exclusively attributed to Merged Area 8. During implementation of any specific redevelopment proposal in Merged Area 8, an environmental analysis may be warranted as required by CEQA. It should be noted that a separate EIR is currently in process that analyzes environmental impacts resulting from Merged Area 8 is in process and will be considered by the Mayor and Common Council prior to the adoption of the Merged Plan for Merged Area 8. TRAFFIC CIRCULATION The Merged Plan proposes to include several projects related t'l circulation and traffic improvements, including infrastructure construction and repair, pedestrian and bicyclist safety improvements, and expenditures to foster mass transit ridership which could reduce the number of vehicles on the roadways. These have been itemized and documented in the Capital Improvement Projects list included in this Report. Generally, the improvements proposed by the Merged Plan will address both current and future circulation and traffic deficiencies, and will be of benefit to those residing and working in Merged Area 8. f220 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report The EIR completed for the General Plan considered levels of service at intersections, roadways, highways and freeways; and further discusses transit options on Amtrak and the Southern California Regional Rail Authority (Metrolink) rail services, and Omnitrans bus routes. Metrolink's San Bernardino Line, which serves the City through the historic Santa Fe Depot, is Metrolink's busiest line and connects the community with the San Gabriel Valley and downtown Los Angeles seven days a week. Omnitrans bus service operates 21 fixed routes Monday through Saturday, providing local transportation within and around the City. Omnitrans updates its routes on a five year planning cycle through their Short Range Transit Plan. This allows for adjustments to be made to better meet rider needs. Regional and national bus service is provided to the greater area by the Southern California Rapid Transit District and Greyhound respectively. The General Plan EIR studied Levels of Service (LOS) at various intersections and road segments in the City, and RSG researched those that are within Merged Area B. Of the nineteen intersections within Merged Area B, eighteen of the intersections levels of service were within the City's acceptable standard of LOS D or better (LOS range from "A", -being free flow-, to LOS "F", which is jammed conditions with excessive delays). One Intersection currently operates at level F during both the morning and afternoon rush hours. The acceptable LOS on roadways is level C. None of the roadway segments within Merged Area B were operating at below acceptable levels. Finally, segments of Interstate 215 were also analyzed. There are two sections in Merged Area B that will resuit in LOS E and LOS F during peak rush hours requiring that one, two, or three lanes be added to the freeway to mitigate the General Plan impacts. Since 2007, the City has been working with the San Bernardino Association of Governments and Caltrans on the 1-215 Freeway Widening Project. This project will add lanes to the freeway and result in improved LOS in the two sections of the 1-215 Freeway located in Merged Area B. All new development and redevelopment within Merged Area B will be consistent with the General Plan which controls the land use designations and intensities within Merged Area B. As such, the Merger and Amendments will not alter or intensify the General Plan's land uses, traffic generation, levels of service, or intersection capacities. Therefore, no traffic or circulation impacts are anticipated that have not already been considered by the General Plan EIR. The implementation of redevelopment activities and programs will, however, stimulate growth in Merged Area B and encourage new development and investment from the private sector which will potentially result in increases in local traffic volumes. The Agency has identified a number of public improvement and transit projects that would improve access into and around Merged Area B, and reduce existing safety hazards for motorists and pedestrians. These improvements will not only serve existing residents and businesses within Merged Area B, but will help to attract new private investment by improving safety, convenient access, and aesthetics. The capital improvements proposed by the Merged Plan envision the expenditure of over $7,650,000 before 2014 on public transit and circulation improvements to aid traffic flow in Merged Area B and provide a variety of viable transportation methods. The majority of the funding is dedicated to Traffic Infrastructure Improvements, supporting transit stations and transit-oriented development, which provide convenient alternatives to vehicular transportation, reducing traffic impacts as well as greenhouse gas emissions. Other possible improvements identified include construction of bike paths and removal of abandoned railway tracks. Additional funds may be allocated as needed and as they become available. Future projects would be subject to their own independent environmentai review to assess the potential for significant transportation impacts at the time they are proposed. COMMUNITY FACILITIES AND SERVICES As outlined in this Report, implementation of the Merged Plan and its proposed projects is expected to significantly improve the City's existing community facilities and services. Moreover, the Merged Plan will provide a financial mechanism necessary to fund projects that will upgrade existing and construct new community facilities which are of benefit to Merged Area B, thereby benefiting all residents in the community. The Merger and Amendments will increase the limit on the collection of tax increment revenues and bonded indebtedness, potentially making more revenue available to improve community facilities. f221 cnC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report The General Plan EIR that analyzed environmental issues within the City addressed citywide impacts on police protection services, fire and emergency medical services, libraries, parks and recreational facilities, water supply, wastewater management, gas, electricity, telecommunications, drainage, and solid waste services. No significant impacts were found or stated for any of the community services or public facilities. The Merger and Amendment alone would not cause impacts to community services and facilities. However, future impacts may occur as a result of implementing specific development within Merged Area B. These developments would be assessed on an individual basis prior to approval to evaluate specific impacts. The following is a summary of the current level of service . provided by the above listed community service providers. 1. Police Services The San Bernardino Police Department employs over 300 sworn officers, and about 150 civilians. Police services provided include patrol, traffic enforcement, investigations, forensics, school resource officer, and community service offices. Uniformed officers and community service officers respond to approximately 1000 calls-for-service every 24 hours. Patrol of the city is divided into four districts; Merged Area B is within both the northwest and southwest districts. Districts are further divided into patrol beats. The Police Department began reorganizing the districts and patrol beats in 2008 to better balance staffing levels with incidents and calls for service. Patrol beats will continue to be evaluated and reorganized as needed to continue to provide the most efficient levels of service. Further, the Police Department developed a Strategic Plan to help anticipate change and guide the future of the Department. The plan is divided into three parts: service to the community, service to the employees, and to ensure adequate resources. The Police Department prepares a report each year outlining the Department's performance in meeting the goals from the prior year. According to the General Plan EIR, additional facilities, equipment, and personnel will be added when needed as growth occurs and revenue sources increase with new development. As discussed in this Report, crime incidents in Merged Area B are significantly higher than in other areas of the City and are a blighting condition. Through this Merger and Amendments, the Agency will be able to dedicate more resources to the eradication of blighting conditions, including crime. . 2. Fire Protection The San Bernardino City Fire Department ("SBCFD") provides fire protection in the City of San Bernardino, including Merged Area B. The SBCFD serves a resident population of approximately 202,000 and covers a diverse service area of 59.3 miles. The service area includes 19 miles of wild land interface area, an international airport, a major rail yard, the County Seat, a jail, two major mall complexes, and three major interstate freeways. Additionally, the SBCFD has mutual aid agreements with the surrounding Cities of Loma linda, Rialto, and Colton for support in the event of a major incident. The total number of Emergency Operations Personnel is 161 divided among three platoons. The current "On-Duty" strength per shift (total number of personnel available to respond to emergencies including two battalion Chief Officers) is 53, spread among 14 companies. The average personnel work week is 56 hours. The SBCFD performance goal is that 90% of all emergencies be responded to within 5 minutes. Additional development could cause neighborhood fire stations to exceed response time goals. There are currently 12 fire stations throughout the City; but relocation of two existing fire stations has been identified as a way to increase performance standards as funding becomes available. Further, the City will continually review development proposals to ensure that projects will not adversely affect existing fire station services, and that new development could be served within performance standards prior to the approval of any specific development projects. New fire stations could be proposed in the future and would require CEQA review. The Water Facilities Master Plan ("WFMP") prepared for the San Bernardino Municipal Water District ("SBMWD") in 2007 identifies many specific locations where the existing infrastructure is deficient for the purposes of providing emergency water in the event of a fire. Fourteen of these are located in the Merged Area B Existing and Added Areas. According to the SBMWD, one of these deficient areas has been remediated, leaving thirteen deficient areas remaining. Properties that are served by the 1222 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report inadequate water facilities are at a significant risk of damage from fire. At least of 571 properties in Merged Area B are at risk due to deficient fire flow from inadequate water facilities. Over 10% of all parcels within the 40th Street Project Area, as well as Added Areas B, E, I and K, have inadequate water utilities causing deficient fire flow. 3. Libraries The San Bernardino City Public Library consists of one Central Library and 3 branch libraries. The Dorothy Inghram and Paul Villasenor branches are located within Merged Area B. The two branches offer a variety of programs and facilities for public use including computers with internet access, word processing, research databases, and learning games, books and video collections, and a wide variety of community programs and events. The library services outside of San Bernardino are provided by the San Bernardino County Libraries. Residents of unincorporated areas of San Bernardino and from cities such as Highland, Rialto, Fontana, and Lake Arrowhead have access to 29 County branches and over 1,167,000 volumes. Services offered include Book Mobiles, Books by Mail, Interlibrary Loan, Library Literacy, and Youth Services. All libraries within the City provide patron access to catalog via home computer, automated library circulation system, and automated catalog for accurate, efficient control of materials, and handicap access to library facilities. Because the City libraries and the San Bernardino County library system are part of the Inland Valley Library System, residents can use any of the City or County libraries within the County boundaries. Finally, the California State University of San Bernardino's John M. Pfau Library also services the vicinity. The 49,205-square-foot facility includes more than 610,000 books, bound periodicals, and other print items. Community members not enrolled with the University can access library services through a membership fee. Implementation of the Merged Plan could result in intensification of development that may create an increased demand for library services. The Division of Library Development Services of the State of California identifies a standard for library inventory of 1.5 volumes per capita. The City's inventory in 2005 was 276,000 volumes, or enough to serve approximately 184,000 people - less than the City's current population. The City therefore has identified the need for two new branches and the extension of one existing branch. The General Plan contains policies directed towards increasing library services. 4. Parks and Recreation The City offers about 540 acres of parkland, five community centers, two senior centers, and two (2) 18-hole public golf course. The City also provides some recreational services at local schools, under joint resolutions adopted by the City Council and school district, which allows schoolyard facilities to remain open in the daytime hours after school for recreational use of the community. The City offers a variety of recreational programs including fitness, aerobics, ballroom dance, golf classes, adult reading, ceramics/pottery and scrap booking, as well as senior programs of bridge, billiards, crochet class, arts and crafts, watercolor, computers, exercise, dance, the senior companion program, senior nutrition, and the retired senior volunteer program. The San Bernardino General Plan identifies the amount of open space that should be designated for parks and recreation as 5 acres of mini, neighborhood, community, and regional recreation lands per 1,000 persons. Based on this standard, there is an existing shortage of parkland in the City according to the General Plan EIR. The General Plan contains a series of policies for meeting the desired standard. Further, the City requires an impact fee as allowed by the Quimby Act to fund additional parkland, so new development of residential units would generate funds to help offset the resulting demand from new residents. 5. Gas, Electricitv. and Telecommunications Southern California Edison ("SCE") provides electricity to the City. SCE owns, operates, and maintains both the aboveground and underground facilities. Most of SCE's facilities are located in the rm CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report street right-of-way. There are no known deficiencies in the delivery system according to the General Plan EJR. The Southern California Gas Company provides service of natural gas. The Gas Company owns, operates, and maintains underground gas lines in most of the public streets. There is no local natural gas producing wells within the Crty; therefore, the supply of natural gas is imported. The availability of natural gas is based upon present conditions of gas supply and regulatory policies. Verizon and AT&T provide telecommunications services to both residents and businesses in the City. New development would increase the net use of utilities in Merged Area B, but this would not result in an adverse impact to utilities. 6. Storm Drainaae Storm drains and flood control facilities in San Bernardino are administered by several agencies: the City, the San Bernardino County Flood Control District, the Army Corps of Engineers, and the San Bernardino International Airport and Trade Center. Comprehensive Storm Drain Plans were created by the Flood Control District, and are utilized by the City as well for the design of drainage systems. In general, storm drain systems require regular maintenance, and the City has identified certain improvements on its capital improvement projects ("CIP") list. However, based on the city-wide CIP list, storm drain deficiencies are not a priority concern in Merged Area B at this time, and it is unlikely that any additional growth caused through implementation of the Merged Plan will create significant adverse impacts. 7. Solid Waste Disposal The City's Refuse and Recycling Division of the Department of Public Services provides solid waste collection throughout much of the City; and it is the County of San Bernardino Solid Waste Management Division that is responsible for solid waste disposal through operation of six landfills. State mandates require that local jurisdictions divert at least 50% of their waste through recycling, composting, or other means. According to the California Integrated Waste Management Board, residential land uses in the City were responsible for disposing 58,454 tons of solid waste while businesses in the City were responsible for 136,392 tons of solid waste resulting in a total of 194,846 tons of solid waste deposited in local landfills. With diversion, the average amount contributed to landfills by each resident would be 2 pounds of solid waste per day or 730 pounds per year. Employees/businesses produced 13 pounds of solid waster per person per day or 4,745 tons per year after 45% waste diversion. Regional planning for solid waste issues is conducted by the San Bernardino County Solid Waste Advisory Committee, governed by the County Solid Waste Management Plan. The City has a representative serving on the Solid Waste Advisory Committee. Any future solid waste facilities, such as transfer stations and landfills, must be incorporated in the County Solid Waste Management Plan. According to the General Plan EIR, solid waste collection is adequate and there is sufficient remaining landfill capacity for some time if diversion goals are met or exceeded, with significant capacity remaining at the San Timoteo Sanitary Landfill and the Mid-Valley Sanitary Landfill. It is unlikely that future development facilitated by the Merged Plan would reduce the City's ability to maintain solid waste management services or that it would negatively impact the City's ability to meet its recycling goals. . 8. Water The San Bernardino Valley Municipal Water District ("SBVMWD") and the East Valley Water District ("EVWD') provide water to the City. Groundwater from the Bunker Hill Sub-basin is the primary source of water, though some other sources are utilized including water imported through the State Water Project. 'Both water districts maintain long-term planning initiatives to meet future demand. Additionally, in accordance with the State Water Code, the City must maintain an Urban Water Management Plan to ensure adequate supply and delivery of water. The SBVMWD distribution system delivers water to over 151,000 residents in the City. SBMWD facilities include 60 active wells, four treatment plans with capacity of 50 million gallons per day, 32 reservoirs with a total capacity of 1224" SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report more than 100 million gallons of domestic storage water capacity, 27 chlorination facilitates, and 66 booster pump stations. The distribution system includes approximately 551 miles of water mains, 41,317 active water meters and over 4,000 fire hydrants. The EVWD system facilities consist of approximately 150 miles of pipeline, 13 wells, 14.2 MG of storage facilities, and 41 booster stations.67 Any future development spurred by the Merged Plan will be consistent with the General Plan and the planning projections developed for the Urban Water Management Plan. Efforts to improve water supply are ongoing for all involved agencies. 9. Wastewater The SBVMWD also provides wastewater service to the City through collection,. processing, and reclamation at the San Bernardino Water Reclamation Plant. Additional wastewater treatment is performed at the Rapid Filtration and Extraction facility operated jointly by the City of San Bernardino and the City of Colton. As of 2005, both treatment facilities were operating below capacity. However, the amount of citywide growth projected by the General Plan will increase demand, exceeding the capacity of the existing treatment facilities. According to the General Plan EIR, the wastewater conveyance system operates through approximately 45,000 connections and 751,000 linear feet of pipeline, and in 2005, about 6% of the pipelines had capacity deficiencies. However, as identified earlier in this Report, certain severe issues have been observed by City staff in Merged Area B, including cracks, restrictions in flow, and sagging sections. Maintenance of sewer conveyance and treatment systems must be a continual process in order to ensure adequate service. The City's General Plan identifies policies that address the need to maintain and increase wastewater treatment and conveyance capacity, including regular updating of Sewer Capacity Fees. New development in Merged Area B will be subject to Sewer Capacity Fees, which directly offset capital sewer costs associated with the growth. Additionally, the Agency's use of tax increment to ameliorate blighting conditions can help to fund wastewater improvements through projects identified in the Merged Plan. In general, the Merger and Amendment will increase the Agency's financial capacity to more comprehensively fulfill its goals under the Merged Plan, effectively implementing projects to ameliorate blight, including measures that mitigate impacts on community facilities and services. SCHOOL POPULATION AND QUALITY OF EDUCATION The San Bernardino City Unified School District, Colton Joint Unified School District, and Redlands Unified School District serve Merged Area B. According to the General Plan EIR, there is already a deficiency in the San Bernardino City Unified School District ("SBUSD") facilities existing throughout the City, requiring that their funding is leveraged to meet both current and future demands. The SBCUSD had a 2004-2005 total student enrollment of 59,279 students. The capacity of the SBUSD for the 2004-2005 year was 46,727 students resulting in facility shortage for 12,552 students. Using the SBCUSD student generation rates, build- out of the General Plan would result in a total student population for the City and SOl areas of 51,067 elementary school students, 12,285 middle school students, and 17,497 high school students, an overall growth of 36.4%. Growth in the student population in the City and surrounding areas would necessitate the need for additional school facilities and personnel within the SBCUSD, Colton Joint Unified School District, and Redlands Unified School District.. The impact of new development can be mitigated in part by the provisions of SB 50, which requires that development fees be paid upon approval of any residential or commercial project within the City. These fees would be directed toward maintaining adequate service levels, which include incremental increases in school capacities which would reduce impacts to a less than significant level. Nevertheless, Merger and 67 City of San Bernardino Municipal Water Department Water Facilities Master Plan, prepared by COM, dated August 2007. [225 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report Amendments does propose increasing the tax increment revenue limit and bonded indebtedness limit which will provide the Agency with additional capital to implement blight eliminating projects, including increasing Merged Area B's supply of affordable housing. As a result of project implementation, it is reasonable to expect gradual growth and an increase in the number of school age children within the Merged Area B. It should be noted however, that all new development and redevelopment projects with in Merged Area B, whether implemented by the Agency or the private sector, are required to be consistent with the General Plan which controls the land use designations and intensities. Accordingly, the General Plan contains relevant policies and implementation measures pertaining to schools in order to mitigate the effects of new development on schools and ensure the provision of adequate school facilities. Furthermore. during implementation of the Merged Plan, specific redevelopment proposals may warrant project specific environmental analysis as required by CEQA, which requires an analysis of the project's impact on schools. PROPERTY ASSESSMENTS AND TAXES Each of the Existing Project Areas currently collects tax increment revenue. Property owners pay the same amount of property taxes whether they are in a redevelopment project area or not. However, in general, taxable valuations of property within and adjoining Merged Area B should increase as development and reinvestment occurs. New development within Merged Area B will be assessed at market value, as determined by the assessor. Regardless of whether property is in Merged Area B or not, the assessor may increase property valuations for existing properties at the maximum rate of 2% per year allowed under Proposition 13. The assessor will reassess the added value to property and improvements due to any new development or rehabilitation that occurs. In cases where property changes ownership, the property will be reassessed at the value established by the sales price. Additional levies resulting from the formation of special assessment districts would increase property taxes within the assessment district, regardless of whether or not it is in Merged Area B. However, such districts will require voter approval from those that live within the boundary of such district. The Merger and Amendments will not add or delete territory from the Existing Project ~reas, though it will merge them into a single project area for financial purposes. The Merger and Amendmej1ts would establish a transparent and measurable cumulative tax increment revenue limit of $2.8 billion fOr the Existing Project Areas, excluding the 40lh Street Project Area. The Merger and Amendments would establish a single increased cumulative bonded indebtedness limit totaling $461.0 million for the entire Merged Area B, including the Added Areas. Further, it will extend the effectiveness and term to receive tax increment revenues for the State COllege Project Area. The amendment of these financial limits does not affect the tax rate, but instead allows the Agency to increase its financial capacity to issue bonded indebtedness and to receive tax increment revenue generated by increased value of Merged Area B property over the frozen base. This funding is used to pay for projects that eliminate blight, and to repay Agency debts. A portion of the tax increment revenue cOllected by the Agency will be paid to the County and other affected taxing entities pursuant to CRL and all previously negotiated agreements. RELOCATION OF LOW- AND MODERATE-INCOME HOUSING The Agency has proactively created, preserved, and rehabilitated affordable housing in the Existing Project Areas. During the life of all Agency Redevelopment Plans, a total of 1,029 new affordable units are projected to have been created. The Agency has also satisfied all replacement obligations to date. The Agency has aggregated its housing obligations pursuant to the CRL, therefore any required new or replacement units may be located in any Project Area. While low- and moderate-income housing units ("affordable housing units") are located throughout Merged Area B, the majority of those created by the Agency are within the Northwest Project Area. Pursuant to CRL Section 33413(d)(1), project areas adopted before 1976 are exempt from the production requirements previously described for very low, low, and moderate income housing. This exemption is removed if a 10-year extension of the project area's effectiveness is adopted under CRL Section 33333.10. The State COllege Project Area was adopted in 1970, and will be amended by this Merger and Amendments 1226 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report under CRL Section 33333.10. Therefore, housing units built in the State College Project Area will now generate inclusionary housing obligations. Additionally, since the Agency has aggregated its housing production obligations across all redevelopment project areas, affordable units produced in the State College Project Area may be used to satisfy obligations generated in other redevelopment project areas in the City. AFFORDABLE HOUSING UNITS TO BE DESTROYED OR REMOVED The Agency is not proposing any projects at this time that will cause the destruction of affordable units in Merged Area B. As such, a precise number of affordable units that may be destroyed cannot be identified. However, it should be noted that with the passage of Proposition 99, the Agency may no longer acquire through condemnation any owner-occupied residential properties and transfer them to private owners. Should the Agency acquire residential property through voluntary acquisition or eminent domain resulting in the removal of affordable housing units, the Agency will be required to construct, develop or rehabilitate, or cause the construction, development or rehabilitation of, affordable housing units equal in number to those destroyed or removed. These "replacement housing units" must be constructed within four years of their destruction or removal, and must remain available at affordable housing costs to persons and families of very low, low-, and moderate-income throughout the period of land use controls established in the Merged Plan. Prior to commencement of any project that would result in destruction of affordable housing units, the Agency would prepare a replacement housing plan as required by State law. The replacement housing plan would identify how the Agency would meet the replacement housing requirements. The Agency has complied with all replacement housing requirements to date. PROJECTED DISPLACEMENT OF Low- AND MODERATE-INCOME PERSONS AND FAMILIES As discussed above, the Agency is not able to identify specific projects that may result in future displacement of low- and moderate-income persons and families over the remaining duration of the Merged Plan. Regardless, in compliance with State law, prior to any displacement of low- and moderate-income persons and families, the Agency would prepare a relocation plan that would identify how all potentially displaced persons could be relocated. NUMBER AND LOCATION OF REPLACEMENT HOUSING Should housing units be destroyed or removed from the low- and moderate-income housing market by the Agency, suitable replacement housing locations will be available within Merged Area B, other redevelopment project areas, or other areas of the City. The Mayor and Common Council and the Agency would take action as may be necessary to provide such replacement housing. When the Agency acquires property, enters into a disposition and development agreement, owner participation agreement or other agreement, or undertakes any other activities requiring or causing the destruction or removal of housing units from the low- and moderate- income housing market, the Agency will provide replacement housing required pursuant to Section 33413 of the CRL and replacement housing plan pursuant to Section 33413.5. Through the Capital Improvements Projects list included in the Merged Plan, Agency is proposing funding for transit-oriented development where feasible. Further, underutilized sites throughout Merged Area B may be considered for infill housing where such development would be compatible with surrounding uses. Both transit-oriented developments and infill housing could provide ideal replacement housing opportunities if the need arises. NUMBER AND LOCATION OF Low- AND MODERATE-INCOME HOUSING PLANNED OTHER THAN REPLACEMENT HOUSING As of 2009, the Agency has aggregated its inclusionary housing obligations to better facilitate development and rehabilrtation in the best possible locations. As of June 30, 2009, Agency had exceeded its inclusionary housing obligation (pursuant to 33413 (b) of the CRL), with approximately 636 units in total, of which 537 units are for very-low income, and the remaining 89 units are for low and moderate income. Despite the existing surplus, the Agency has identified a number of potential opportunities to increase the affordable housing supply in its current Housing Compliance Plan, adopted in 2009. These other opportunities are directed at increasing the affordable housing supply through private entities and include the notice of funding availability program, homebuyer assistance, and tax credit procurement assistance. As these programs will be made 1227 cnC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report available to private entities or individuals, the amount of units generated through these programs is not quantifiable. FINANCING METHOD FOR PROPOSED Low- AND MODERATE-INCOME DWELLING UNITS PLANNED FOR CONSTRUCTION OR REHABILITATION Not less than 20% of all taxes which are allocated to the Agency pursuant to Section 33670 of Article 6 of the CRL for existing redevelopment project areas that do collect tax increment within the Uptown Project Area, the 40'h Street Project Area, the Central City West Project Area, the Mt. Vernon Corridor Project Area, the Northwest Project Area, and all the Added Areas will be used for purposes of increasing, improving, and preserving the supply of low- and moderate-income housing available at affordable housing cost to persons and families of low- or moderate-income and very low-income households. Not less than 30% of all taxes collected by the Agency in the State College Project Area will be used for these same purposes. This source of funding will be utilized for assisting in the financing of construction or rehabilitation of affordable housing units. These funds are typically used to leverage other funding sources including private equity and debt, State and Federal affordable housing tax credits, HUD and State HCD loans and grants, Prop 1 C and HOME funds. TIMETABLE FOR PROVISION OF RELOCATION, REHABILITATION, REPLACEMENT AND INCLUSIONARY HOUSING If replacement housing is required, the units will be provided within four years as required by Section 33413 (a) of the CRL. All inclusionary housing requirements will be met within the time frames required by Section 33413, 33490, and 33334.4 of the CRL. The timing for any housing rehabilitation will be linked to the availability of the funds and the level of participation by qualified owners. The relocation plan(s) prepared by the Agency for a particular development activity shall contain schedules to insure comparabie replacement housing is available in accordance with the requirements of the CRL and the State Relocation 'Guidelines. OTHER MATTERS AFFECTING THE PHYSICAL AND SOCIAL QUALITY OF THE ENVIRONMENT The Merged Plan is intended to preserve and revitalize the existing residential neighbo(!,,:'ods in the City and provide for infill housing where appropriate. These actions are more thoroughly discll'ssed as a part of the Agency's Ten Year Affordable Housing Compliance Plan, which identifies the Agency's primary goals of investing in, promoting, and producing affordable units; engaging the community; and providing housing accessible to all families. 122"8 .. Description of Merged Area B Bonds SECTION F: DESCRIPTION OF MERGED AREA B BONDS OVERVIEW Due to the 10-year extension of the State College Project Area, CRL Section 33333,11(e) requires a description of each bond sold by the agency to finance or refinance the redevelopment project prior to six months before the date of adoption of the proposed amendment, and listing for each bond the amount of remaining principal, the annual payments, and the date that the bond will be paid in full. This Section lists five bonds sold by the Agency supported by tax increment revenue generated in Merged Area B. 2002 SERIES A TAX ALLOCATION BONDS In January 2002, the San Bernardino Joint Powers Financing Authority issued $3,635,000 in Tax Allocation Bonds to finance redevelopment activities in the Mt. Vernon Corridor Project Area, fund a reserve fund, and pay costs of issuance of the bonds. The 2002 bond consists of: term bonds totaling $285,000 due in 2006, term bonds totaling $405,000 due in 2012, term bonds totaling $920,000 due in 2021, and term bonds totaling $2,025,000 due in 2031. Interest is payable semi-annually on June 1 and December 1, commencing on June 1, 2002, ranging from 4.70% to 6.20%. The debt service principal and interest payments are pledged from the Agency's tax increment revenue from the Mt. Vernon Corridor Project Area. Table F-1 shows the amount of remaining principal, annual payments, and the date that the 2002 Series A Tax Allocation Bonds will be paid in full. [229 cnC/20ll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report 2002 Series A Tax Allocation Bonds: Table F-1 Amounts due from the Proiect Area Redevelopment Agency of the City of San Bernardino Fiscal Year Mt Vernon Corridor Total Principal Interest Principal Interest 2010/11 70,000 190,463 70,000 190,463 2011/12 75,000 186,656 75,000 186,656 2012/13 75,000 182,719 75,000 182,719 2013/14 80,000 178,350 80,000 178,350 2014/15 85,000 173,400 85,000 173,400 2015/16 90,000 168,150 90,000 168,150 2016/17 95,000 162,600 95,000 162,600 2017/18 100,000 156,750 100,000 156,750 2018/19 105,000 150,600 105,000 150,600 2019/20 115,000 144,000 115,000 144,000 2020/21 120,000 136,950 120,000 136,950 2021/22 130,000 129,450 130,000 129,450 2022/23 135,000 121,365 135,000 121,365 2023/24 145,000 112,685 145,000 112,685 2024/25 155,000 103,385 155,000 103,385 2025/26 165,000 93,465 165,000 93,465 2026/27. 175,000 82,925 175,000 82,925 2027/28 185,000 71,765 185,000 71,765 i 2028/29 195,000 59,985 195,000 59,98S;' 2029/30 205,000 47,585 205,000 47,585 2030/31 220,000 34,410 220,000 34,410 Total 2,720,000 2,687,658 2,720,000 2,687,658 Source: Redevelopment Agency of the City of San Bernardino Debt Service Schedule 1230 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report 2002 SERIES A TAX ALLOCATION REFUNDING BONDS In January 2002, the San Bernardino Joint Powers Financing Authority issued $30,330,000 in tax allocation refunding bonds to refund the 1995 Tax Allocation Bonds, finance redevelopment activities in the State College, Northwest, and Uptown project areas, fund a reserve fund for the bonds, fund the interest account. and pay costs of issuance of the bonds. The 2002 bonds consist of both serial and term bonds. The serial bonds total $9,125,000 and mature between 2003 and 2012 in annual installments varying between $775,000 and $1,125,000. The term bonds totaling $8,290,000 are due in 2018, term bonds totaling $3,475,000 are due in 2020, and term bonds of $9,440,000 in 2026. Interest is payable semi-annually on October 1 and April 1, commencing on October 1, 2002, at rates ranging from 3.25% to 5.625%. The debt service principal and interest payments are made from the Agency's tax increment revenues generated in the Central City North, State College, Southeast Industrial Park, Northwest, South Valle, Uptown and Tri-City project areas. Table F-2 shows the amount of remaining principal, annual payments, and the date that the 2002 Series A Tax Allocation Refunding Bonds will be paid in full. 2002 Series A Tax Allocation Revenue Refunding Bonds: Table f.2 Amounts due from the Project Area Redevelopment Agency of the City of San Bernardino Fiscal Year State Colleae Northwest Unlown Total Principal Interest Princinal Interest Princinal Interest Princi al Interest 2010111 387,407 534.688 162.551 224,349 30.107 41,552 580,065 800.589 2011/12 411,140 510,930 173.417 215.508 33.568 41,716 618.125 768,154 2012/13 436,012 489,058 183.915 206.291 34,688 38,908 654,616 734.256 2013/14 461,617 462.853 194,892 195,414 35,850 35,946 692,358 694,214 2014115 490,586 436.484 206,277 183.529 39,686 35,310 736,549 655,323 2015/16 520,285 407,285 218,030 170,676 40,888 32,008 779,204 609,968 2016/17 550,566 375.404 230,107 156,899 45,067 30,729 825.740 563,032 2017/18 584.419 342,851 245,615 144,091 46,258 27,138 876,293 514,079 2018/19 618,701 307,469 258,194 128.312 50,767 25,229 927,662 461,010 2019/20 657.228 269.717 274,731 112,745 51,937 21,314 983,896 403,776 2020/21 1.443,963 326,012 332,468 75,063 61,599 13,907 1,838,029 414,983 2021122 0 0 261,004 102,977 51,769 20,425 312,773 123,402 2022/23 0 0 273,068 84,020 56.497 17,384 329,565 101.404 2023/24 0 0 341,090 73,441 61,908 13,330 402,999 86,770 2024/25 0 0 307,304 49,702 61,342 9,921 368,646 59,623 2025/26 0 0 480,000 31,800 110,000 7,288 590,000 39,088 Total $6,561,924 $4.462,751 $4,142,663 $2.154,817 $811,932 $412,104 $11,516,519 $7,029,672 Source" Redevelopment Agency of the en of San Bernardino Debt Service Schedule [231 CDC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report 2005 SERIES A TAX ALLOCATION REVENUE REFUNDING BONDS In September 2005, the San Bernardino Joint Powers Financing Authority issued $55,800,000 in tax allocation refunding bonds to refund $55,800,000 of the outstanding 1995A Tax Allocation Refunding Bonds. The remaining portion of the 1995A Bonds was refunded with the proceeds of the Authority's Tax Allocation Refunding Bonds, Series 2005B (described below). The Series 200SA bonds consist of serial bonds with varying interest rates from 5.15% to 5.75%. Interest is payable semi-annually on Apri/1 and October 1, commencing on April 1, 2006. Serial bonds mature annually on October 1, 2006 through October 1, 2025. The bond debt service principal and interest payments is secured by the Agency's tax increment revenues generated in the Central City North, State College, Southeast Industrial Park, Northwest, South Valle, Uptown and Tri-City project areas. Table F-3 shows the amount of remaining principal, annual payments, and the date that the 2005 Series A Tax Allocation Revenue Refunding Bonds will be paid in full. 2005 Series A Tax Allocation Revenue Refunding Bonds: Amounts Table F-3 due from the Project Area Redevelopment Agency of the City of San Bernardino Fiscal Year State Colleae Northwest Uptown Total Princioal Interest Principal Interest Princi I Interest Princi al Interest 2010/11 920.203 1,032,400 96,340 108,087 56,683 63.594 1.073,226 1.204,081 2011/12 970,652 979,238 101,622 102.521 59,791 60,319 1,132,065 1,142,079 2012/13 1,025,146 921.931 107,328 96,521 63,147 56,789 1,195,621 1,075.242 2013/14 1,085,355 861,154 113,631 90,158 66,856 53.046 1,265,841 1,004,358 2014/15 1,147,187 796,829 120,104 83,424 70,665 49,083 1,337,956 929,336 2015/16 1,213,084 728,969 127,003 76,319 74,724 44,903 1,414,811 850,191 2016/17 1,283,066 657,309 134,330 68,817 79,035 40,489 1,496.431 766,615 2017/18 1,357,156 581,391 142,087 60,869 83,598 35,813 ,1,582,842 678,072 2018/19 1,434,358 501,179 150,170 52.471 88,354 30,872 '1,672,882 584,521 2019/20 1,516,741 416,362 158,795 43,591 93,428 25,647 . 1,768,964 485,600 2020/21 1,605,183 186,326 168,054 43,506 98,877 25,597 1,872,114 255.428 2021/22 0 0 158,836 43,447 93.453 25,563 252,289 69,009 2022123 0 0 167,956 34,069 98,819 20,045 266,774 54,114 2023/24 0 0 177,603 25,558 104.494 15,037 282,097 40,596 2024/25 0 0 185,064 16,565 108,885 9,746 293,948 26,311 2025/26 0 0 195,716 5,627 115,152 3,311 310,868 8,937 Total $13,558,132 $7,663,088 $2,304,639 $951.549 $1,355,960 5559,854 $17,218,731 $9,174.491 Source. Redevelopment Agency of the CIty of S41n Bernardino Debt SeMce Schf'dule [232 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report 2005 SERIES B TAX ALLOCATION REVENUE REFUNDING BONDS In September 2005, the San Bernardino Joint Powers Financing Authority issued $21,105,000 in tax allocation refunding bonds to refund $21,105,000 of the outstanding 1995A Tax Allocation refunding Bonds. The remaining portion of the 1995A Bonds was refunded with the proceeds of the Authority's Tax Allocation Refunding Bonds, Series 2005A. The 2005 Series B Tax Allocation Revenue Refunding Bonds consist of serial bonds with varying interest rates from 5.15% to 5.75%. Interest is payable semi-annually on April 1 and October 1, commencing on April 1, 2006. Serial bonds mature annually on October 1, 2006 through October 1, 2025. Bond debt service principal and interest payments is secured by Agency's tax increment revenues generated in the Central City North, State College, Southeast Industrial Park, Northwest, South Valle, Uptown and Tri City project areas. Table F-4 shows the amount of remaining principal, annual payments, and the date that the 2005 Series B Tax Allocation Revenue Refunding Bonds will be paid in full. 2005 Series B Tax Allocation Revenue Refunding Bonds: Table F-4 Amounts due from the Project Area Redevelopment Agency of the City of San Bernardino Fiscal Year State ColleCle Northwest Unlawn Total Principal Interest Princtnal Interest Princi al Interest Principal Interest 2010/11 403,309 452.483 165.247 185.395 101,680 114.077 670.236 751,956 2011/12 425,421 429.184 174,307 175.849 107,254 108,203 706,981 713,235 2012/13 449.304 404.067 184,093 165.557 113,276 101,871 746.672 671,495 2013114 475.693 377,430 194.905 154,643 119.928 95.155 790,526 627,228 2014115 502,793 349.237 206,008 143,092 126,761 88.047 835.562 580,376 2015/16 531,674 319,495 217,842 130,906 134,042 80,549 883,558 530,950 2016/17 562,346 288,088 230,409 118,038 141,775 72.631 934,530 478,756 2017/18 594,819 254.814 243,714 104.404 149,962 64,242 988.494 423,460 2018/19 628,655 219,658 257,578 90,000 158.492 55,379 1,044,725 365,037 2019/20 664,762 182,484 272,372 74,769 167,595 46,007 1,104,729 303,260 2020/21 703,525 81,664 288,254 74,623 177,368 45,917 1,169,146 202,203 2021/22 0 0 272.442 74.522 167,639 45,855 440,081 120,377 2022/23 0 0 288,085 58.437 177,264 35.957 465,349 94,394 2023/24 0 0 304,631 43,838 187.445 26.975 492,077 70.813 2024/25 0 0 317,428 28,413 195.320 17,483 512,748 45,895 2025/26 0 0 335,700 9.651 206,563 5,939 542,263 15,590 Total 5,942,300 3,358,602 3,953,013 1.632,137 2.432,364 1,004.285 12,327.678 5,995,024 SOurce' Redevelopment A ency of the Cit of San Bemardmo Debt Service Schedule [233 cnC/ZOll-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report 2010 SERIES A TAX ALLOCATION BONDS In February 2011, the San Bernardino Joint Powers Financing Authority issued $3,220,000 in tax allocation bonds to fund infrastructure improvements in the Northwest Project Area. The 2010A bonds consist of term bonds of $1,085,000 due April 1, 2020 and term bonds of $1,820,000 due April 1 , 2028. Interest is payable semi-annually on April 1 and October 1, commencing on October 1, 2011, at rates ranging from 3.5% to 9.25%. Bond debt service is secured by principal and interest payments solely from Northwest Project Area. Table F- 5 shows the amount of remaining principal, annual payments, and the date that the 2010 Series B Tax Allocation Bonds will be paid in full. 2010 Series A Tax Allocation Bonds: Table F-5 Amounts due from the Project Area Redevelopment Agency of the City of San Bernardino Fiscal Year Northwest Principal Interest 2010/11 530,000 150,910 2011/12 165,000 515,938 2012/13 180,000 503,975 2013/14 190,000 490,925 2014/15 205,000 477,150 .. 2015/16 220,000 462,28fl;" 2016/17 235,000 446,338 2017/18 255,000 429,300 2018/19 270,000 410,813 2019/20 290,000 391,238 2020/21 310,000 370,213 2021/22 335,000 347,738 2022/23 360,000 320,100 2023/24 390,000 290,400 2024/25 425,000 258,225 2025/26 460,000 223,163 2026/27 495,000 185,213 2027/28 540:000 144,375 2028/29 580,000 99,825 2029/30 630,000 51,975 Total 7,065,000 6,570,097 1234 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report 2010 SERIES B TAX ALLOCATION BONDS In December 2010, the San Bernardino Joint Powers Financing Authority issued $7,065,000 in tax allocation bonds to fund capital improvements such as streetscape, road widening, and lighting in the Theater District. The 201 OB bonds consist of term bonds of $740,000 due April 1 , 2015, term bonds of $1,515,000 due April 1 , 2021, and term bonds of $4,250,000 due April 1, 2030. Interest is payable semi-annually on April 1 and October 1, commencing on October 1, 2011, at rates ranging from 3% to 7%. Bond debt service is secured by principal and interest payments solely from Northwest Project Area. Table F- 6 shows the amount of remaining principal, annual payments, and the date that the 2010 Series B Tax Allocation Bonds will be paid in full. 2010 Series B Tax Allocation Bonds: Table F-G Amounts due from the Project Area Redevelopment Agency of the City of San Bernardino Fiscal Year Northwest Principal Interest 2010/11 145,000 29,539 2011/12 170,000 200,150 2012/13 160,000 192,500 2013/14 155,000 182,900 2014/15 150,000 173,600 2015/16 145,000 164,600 2016/17 135,000 155,900 2017/18 125,000 147,800 2018/19 115,000 140,300 2019/20 100,000 133,400 2020/21 65,000 127,400 2021/22 90,000 122,850 2022/23 75,000 116,550 2023/24 0 111,300 2024/25 25,000 111,300 2025/26 195,000 109,550 2026/27 690,000 95,900 2027/28 680,000 47,600 Total 3,220,000 2,363,139 f235 cnC/2011-59 SAN BERNARDINO MERGED AREA B MERGER & AMENDMENTS Preliminary Report 2006 HOUSING SET ASIDE TAX ALLOCATION BONDS In April 2006, the San Bernardino Joint Powers Financing Authority issued $28,665,000 in tax allocation bonds to fund the acquisition, demolition and relocation of certain occupants of the Central City North Merged Area and provide for other redevelopment activities within the City of San Bernardino. The 2006 bonds consist of serial bonds of $5,630,000 maturing from 2007 to 2011, term bonds of $7,370,000, due May 1, 2016, and term bonds of $15,665,000 due May 1, 2027. Interest is payable semi-annually on May 1 and November 1, commencing on November 1, 2006, at rates ranging from 5.20% to 6.15%. Bond debt service is secured by principal and interest payments solely from the Agency's Housing Set Aside Revenues from the Central City North, Central City Projects, Central City West, Ml. Vernon Corridor, State College, Southeast Industrial Park, Northwest, South Valle, Uptown, 40th Street and Tri City project areas. Table F-7 shows the amount of remaining principal, annual payments, and the date that the 2006 Housing Set Aside Tax Allocation Bonds will be paid in full. 2006 Housing Set Aside Tax Allocation Bonds: Table F-7 Amounts due from the Project Area Redevelopment Agency of the City of San Bernardino Fiscal Year Total Principal Interest 2010/11 1,250,000 1,445,460 2011/12 1,315,000 ' 1,377,960 2012/13 1,390,000 1,303,991 2013/14 1,470,000 .. 1,225,804 2014/15 1,555,000 .. 1,143,116 ~ 2015/16 1,640,000 1,055,648 2016/17 1,730,000 963,398 2017/18 1,840,000 857,003 2018/19 1,850,000 743,843 2019/20 1,790,000 630,068 2020/21 1,835,000 519,983 2021/22 1,015,000 407,130 2022/23 1,075,000 344,708 2023/24 1,145,000 278,595 2024/25 1,110,000 208,178 2025/26 1,160,000 139,913 2026/27 1,115,000 68,573 . Total 24.285,000 12,713,366 Notes: Shows Amount from entire Housing Fund for the Agency Source: Redeve/o,Jment Agency of the City of San Bernardino Debt Service Schedule [236 .. List of Appendices APPENDIX - LIST OF APPENDICES 1 - PHOTOGRAPHS OF PHYSICAL AND ECONOMIC BLIGHTING CONDITIONS 2 - COMPLETE LIST OF CODE VIOLATION CLASSIFICATIONS 3 - PRO FORMA SOURCES AND ASSUMPTIONS 4 - TAX INCREMENT REVENUES 5 - ADDENDUM TO IMPLEMENTATION PLAN 1237 CDC/2011-59 APPENDIX 1 Photographs of Physical and Economic Blighting Conditions '. ~ 238 40th Street Project Ar~a 239 CDC/2011-59 /' /"j( ~ ;.. 'c J. :7 .( '.). ^ ,,\ ".f...'^',..,:' \ ^- ). X J: .~ (I \- 'i ;:. )( " . ::t._ .Lox -x:: --;t ~ I p r _...J PROJECT AREA: APN: ADDRESS: 40th Street 0154242380000 4095 N Sierra Way This commercial retail store, located on Sierra Way, is boarded up and vacant. The roofing material is deteriorated, with broken and missing materials in the upper right of the roof. The building has faulty weather protection with deteriorated exterior building materials. The inadequate weather protection and building materials will further damage the building's exterior and interior. 240 ,> PROJECT AREA: APN: ADDRESS: 40TH Street 0271062250000 Mt View Ave This residential building on Mt. View is vacant with boarded and broken windows. 241 CDC/2011-59 - PROJECT AREA: APN: 40th Street 0154263020000 This vacant, boarded-up, and deteriorated structure, located in the 40th Street Project Area, exhibits signs of faulty weather protection including a lack of adequate paint and plaster. As shown painted on the side of this structure, the land is available for lease. The observed conditions of this structure may hinder interest from prospective leases. 242 Mt. Vernon Corridor Project Area 243 CDCj2011-59 ? (f ~'\ '1I'>4-V17" II / I .r-_vf i /' . / ;. --..., '. , PROJECT AREA: APN: ADDRESS" Mt. Vernon Corridor 0139312200000 724 N I St Conditions observed at this residential building include faulty weather protection, exposed wiring, broken and deteriorated roofing materials, deteriorated eaves, damaged and deteriorated exterior building materials, Furthermore, this structure has what appears to be a poorly constructed addition and converted Jiving space, 244 - PROJECT AREA: APN: ADDRESS: Mt. Vernon Corridor 0139311100000 999 W 8th St This deteriorated structure, located on W 8th Street, exhibits signs of deteriorated exterior building materials. As shown in the picture, large cracks spans the entire height of the building, indicating that the structural integrity could be compromised. This structure exhibits faulty weather protection, including a lack of paint and plaster. Additional conditions observed on this structure include broken windows and door, broken and deteriorated roofing materials, deteriorated eaves and overhangs, and a buckled roof. 245 CDC/2011-59 PROJECT AREA: APN: ADDRESS: Mt. Vernon Corridor 0274031180000 Walnut St This residential structure on Walnut Street is vacant and uninhabited. Conditions observed at this structure included deteriorated eaves and damaged/deteriorated exterior building materials. 246 1''\' '. ~'\'t' + " ;,.." '.~~ '~".':4~' !< .w' ',~~' "'>>- . .~. )~1k. " . . .h'" '", 't:.: PROJECT AREA: APN: ADDRESS: Mt. Vernon Corridor 0142041150000 2226 Foothill Blvd This dilapidated structure is boarded up and uninhabited. 247 CDC/2011-59 --.--- -I --- - E::J' "-" --- PROJECT AREA: APN: ADDRESS: Mt. Vernon Corridor 0137052390000 254 S Mount Vernon Ave This deteriorated commercial building, located on Mt. Vernon Ave, exhibits a buckled roof with deteriorated and broken roofing materials. . 248 PROJECT AREA: APN: ADDRESS: Mt. Vernon Corridor 0139312020000 733 Harris St This residential building exhibits cracks in the building material and siding that is separated from the structure. As shown in the picture, this structure is lacking paint and plaster to protect the exterior building materials from the environmental elements, exposing the building materials to the elements and further damage. 249 CDC/20ll-59 State College Project Area ~ 250 --.:j " .,1 ! I , , I 1', , II " ~ . I' I 1,1 .1 \ I I n-r"'r] , I ~' PROJECT AREA: APN: ADDRESS: State College 0266222070000 842 Kendall Dr As shown above, this commercial building, located on Kendall Drive, exhibits building materials are severely damaged and deteriorated. The exterior wood panels are cracked and warped, exposing the building to the environmental elements. Additionally, this building has what appears to be a poorly constructed addition. 251 cnC/20ll-59 A1rn"lJm NO TRESPASSING ANYONE V,\NDAl.IZINr.. "l'R.ESPASSrNCi 01{ 1)TlJ1M1NGTIIIS 1'f.(UI'IlRTY W11.l. nII PRO<sbC(TrEn TO THE PULL I;X'TIoI.Nl' OF TilE LA W. ACCL!SS IS PRC)HIRITI!I) lJNLE..,S ACCllMIJANIED RY OUk AlrnIQIUZ(1) AfiEN'r. ims l'H.OPER'ry IS MA..'\~A(jED RY RH.rUnUC r<(;ALl'Y ofCAtJi'OR:\IA O,TIC~ \909) 599.9966 CeLL (951) 529.4024 PLIlAS~ ('AL~ Ol'l'ICEFOR ANY COMPLAIN I , BMHRGENCIt;.S . ...-...... ~.. , "' Due to Callrornia ~tate lav.:~ tlalardou5 material ust be handled by a licensed conuactof. removal m hazardous items mu..t refl\aln on As a re5U". theS;jl Fannie Mae approves a bid for the propertY un '"censedcontract()f. removal b'i a I f 'emilcl8lfieldassets.com If tactuSat .\nm___ Please con ds (@ffiOved & we will wor~ 01.1 wouLd like tl'1e h:lIlart -. ." I v'c ~, ...... Mal' for approval. _. 'Wi!hfann;'" _ ' . tha!l~YOI.!"?~ ~H rk>-ldMserSe, 00) 468-1743 118 PROJECT AREA: APN: ADDRESS: State College 0154532850000 5545 Cypress Dr This vacant and boarded residential home with a notice posted warning of hazardous waste onsite, As noted on the sign, the property is currently waiting for approval from Fannie Mae to remove the hazardous waste from the property through the use of a licensed contractor. 252 i ~ \ < PROJECT AREA: APN: ADDRESS: State College 0154532480000 5514 Westwind Dr This residential home on Westwind Drive is uninhabited and boarded. The property with a notice posted warning of eviction for the property. 253 CDC/2011-59 ~I ...... '-- I .-~ .....---. . ~t _ ~^ \ll\11 PROJECT AREA: APN: ADDRESS: State College 0266171320000 1458 Sheridan Rd The roofing material and eaves are severely damaged on this single family residence located on Sheridan Road. The eaves appears to be broken in half and hanging from the roof. This structure's roofing material are deteriorated and broken off from the roof. . 254 ~ PROJECT AREA: APN: ADDRESS: State College 0266291010000 1586 Ranch Rd This single family residence located on Ranch Road is vacant and boarded. As shown in the picture, the property shows signs of neglect with overgrown and dead grass, along with much needed maintenance on the building. This residence also exhibited deteriorated eaves and overhangs. 255 CDC/2011-59 ~- ~ 7:;-- - .~-~ l~'_' ~:::_ :::;.._..;... - - - - - ---:....- ---",-.- - :-.- - -- - -- . -. -~~-",""'- - --t ~ ~~ ,:;~~ ~:!:.~_:;'::-=~ .- '" I. ..,~ ... , , , ~ PROJECT AREA: APN: ADDRESS: State College 0266141280000 1618 Sheridan Rd This single family residence is boarded and uninhabited. Multiple For-Sale signs are posted on the front window. 256 I . ~- :1> .:- ..). . ..... ~ . ,.,. I ~.~..... .~ I'~. -, I " .... P. , I' "'. .. ~ . , , '.... 'c}. 4t...:.. :. fc-.... &... '. ." ... ,~ ." .' .--.~- '~.I ...--:-. .~. .~ .~-.....~. _ .;l;. '.-._ .....t.. ..J-'<I . PROJECT AREA: APN: ADDRESS: State College 0266431360000 1548 Windsor St This picture depicted a single family residence that is boarded and vacant with multiple notices posted on the property. A notice posted on the window states "No Trespassing". 257 cnC/20ll-59 Northwest Project Area ~ 258 -- 11) ~..;. " .... ~- .....:-~r~._ . --~.....~,;.- ,. PROJECT AREA: APN: ADDRESS: Northwest 0269321100000 1992 Lincoln Dr This picture depicts a single-family residence that is boarded-up, vacant, and uninhabited. 259 CDC/2011-59 ~ PROJECT AREA: APN: ADDRESS: Northwest 0269321280000 1804 Colorado Ave This single-family residence has a pasted notice stating PEMCO management and FHA case number, meaning the house is owned by US Department of Housing and Urban Development (HUD) as a result of foreclosure and defaults on a FHA-insured loan. HUD sells the property in its current state as quickly as possible through the management company, with the property's market value based on the most recent appraisal. This structure is also boarded-up, uninhabited, and vacant. 260 PROJECT AREA: APN: ADDRESS: Northwest 0269142140000 2015 W 17th St Another example of a boarded-up, vacant, and uninhabited residential structure located in the Northwest Project Area. Boards have been loosely placed over windows and doors. 261 CDC/2011-59 - --- .., PROJECT AREA: APN: ADDRESS: Northwest 0269071310000 2040 W 19th St This picture depicts a sagging and splitting roof on a single-family residential building within the Northwest project area. The roof is clearly splitting, (right-hand corner of this picture), exposing the interior of the structure to damage from environmental elements. 262 -, PROJECT AREA: APN: ADDRESS: Northwest 0269061440000 2160 Brandt St This picture depicts a multi-family residential building, located on Brandt Street, that is boarded-up, vacant, and uninhabited. 263 CDC/2011-59 , \ 1 \ '. \ - , I . I PROJECT AREA: APN: ADDRESS: Northwest 0143191380000 2196 Medical Center Dr This picture depicts a vacant, boarded up and fenced service garage and gas station. 264 - :".. ...Jl PROJECT AREA: APN: ADDRESS: Northwest 0144061390000 1916 Garner Ave This single-family residential building, located on Garner Ave, exhibited several conditions including faulty weather protection, broken and deteriorated roofing materials, deteriorated eaves and overhangs, and damaged and deteriorated exterior building materials. This property exhibited excessive outdoor storage of vehicles and other materials, as shown in the above picture, 265 CDC/2011-59 r . PROJECT AREA: APN: ADDRESS: Northwest 0143023210000 'no Site Address' This picture shows damaged and deteriorated exterior building materials and faulty weather protection, with missing and broken siding. The roofing materials and eaves are damaged and deteriorated, with missing materials throughout the roof. 266 PROJECT AREA: APN: ADDRESS: Northwest 0144142010000 1445 N Mount Vernon Ave This boarded-up and uninhabited single-family residential home exhibits multiple observed blight conditions including exposed wiring, deteriorated eaves and overhangs, damaged and deteriorated exterior building materials. 267 CDC/2011-59 PROJECT AREA: APN: ADDRESS: Northwest 0144141210000 1495 N Mount Vernon Ave This dilapidated motel, located on North Mount Vernon Ave, is boarded-up and uninhabited with damaged and deteriorated exterior building materials. 268 PROJCT AREA: APN: ADDRESS: Northwest 0139053080000 1180 Western Ave This deteriorated single-family residential building exhibits broken and deteriorated roofing materials as a tarp has been placed over a majority of the roof to prevent water intrusion. 269 CDC/2011-59 . PROJECT AREA: APN: ADDRESS: Northwest 0139061090000 1429 W Base Line St This single-family residential building is boarded-up and vacant, exhibiting numerous conditions, including deteriorated eaves and damaged and deteriorated exterior building materials. The property has a notice warning trespassers. Furthermore, the building exhibits a large hole in the exterior wall by the front door, exposing the building materials. 270 PROJECT AREA: APN: ADDRESS: Northwest 0139062140000 1371 W Base line St This single-family residence is boarded-up and uninhabited, with warning notices for trespassers. Other observed conditions included broken and deteriorated roofing materials, deteriorated eaves, damaged and deteriorated exterior building materials. 271 cnC/20ll-59 .: :""~::,~~;i",,)~~~~;':':,-:\:, ':'~:: ,f<~~'~-~:~: ,.1 -.-_".. ,'}-...,,..l_.~o\.~_. t' 1"..-..f'-.... . :.~;;,t 1 ~:: I' ':"'. ;~-. _' ,,,"," l - ~~-;" .ft(..,.. -'I PROJECT AREA: APN: ADDRESS: Northwest 0139062150000 1147 N Pico Ave This single family residential home, located on North Pico Ave, is boarded-up, vacant, and uninhabited. As shown in the picture, the roof, eaves and overhangs are deteriorated. 272 :! -: "0;..':" - ~J;;;:~ "' ....... "':. '*" ~~....; .~~ "'~'i"-"" . ..<~_~.,..".1. .1....,-~~~1lI-~,~ . ~,.. ~ o<Ci ." .,... " -,..' - 1"-." .~- ,,' PROJECT AREA: APN: ADDRESS: Northwest 0139062010000 1155 N Pica Ave This boarded-up, vacant, and partially demolished single-family residential structure exhibited broken and deteriorated roofing materials. As shown in the picture, the property exhibited excessive debris and combustible materials on-site resulting from the demolition causing safety and fire hazards. 273 cnC/20ll-59 I ~. .'-' . ' ., j .~.,. .' , . I" <~) f I PROJECT AREA: APN: ADDRESS: Northwest 0139033240000 1124 Medical Center Dr This vacant and boarded-up single-family residential property, located on Medical Center Drive, exhibits numerous conditions including damaged and deteriorated exterior building materials, deteriorated roofing materials, and deteriorated eaves. As shown in the picture, the roof is peeling up by the deteriorated eaves. 274 PROJECT AREA: APN: ADDRESS: Northwest 0139032300000 1115 Wilson St --- ~ . .........-_"""1 1,( l:I ( '-- .' ~ -- This multi-family residence exhibits deteriorated and damaged exterior building materials, a large exposed hole is located near the front window. Furthermore, the building exhibited deteriorated eaves and overhangs, 275 cnC/20ll-59 --- I I ^ ^,_ ^'^'~'l'l'f~.^J / '/l; / I. I,'~ ;.1; . I' . ; . ~ PROJECT AREA: APN: ADDRESS: Northwest 0266041690000 5985 Palm Ave This picture depicts a vacant, fenced. boarded-up and uninhabited convenience store with a gas station located on Palm Avenue. 276 PROJECT AREA: APN: ADDRESS: Northwest 0268142220000 3030 Cajon Blvd This light industrial property located on Cajon Boulevard is uninhabited, boarded-up, and vacant. The structure exhibits deteriorated and damaged roofing materials, a sagging and buckled roof. damaged and deteriorated exterior building materials, and substandard exterior building materials. 277 CDC/20ll-59 ""f.' ~f4t')l ~, '" ~,1.J} .....IO'.;..L.~~ , , " ~ PROJECT AREA: APN: ADDRESS: Northwest 0268111220000 Cajon Blvd This warehouse, located on Cajon Blvd, appears vacant and exhibits multiple blight conditions including damaged ex1erior building material. Furthermore, the roof and supports are sagging and buckled, 278 ...;, .~. .... "0 , io ~ ~ - - -. ..- '. ~ II -~.~ ~~ ..... . -"- ~ .~ - PROJECT AREA: APN: ADDRESS: Northwest 0269041020000 2185 W Highland Ave This deteriorated, boarded-up, and vacant residential property along West Highland Ave also exhibits excessive garbage and combustible materials causing safety and fire hazards. 279 cnC/20ll-59 [ 10." , L ~ PROJECT AREA: APN: ADDRESS: Northwest 0269061030000 2093 W Highland Ave This multi-family apartment complex, located on West Highland Ave, is boarded-up and uninhabited, with observed broken windows and exposed wiring. 280 Uptown Project Area 281 PROJECT AREA: APN: ADDRESS: " CDC/2011-59 i 4 ~ Uptown 0146023130000 183 E Highland Ave This single family residence is uninhabited with numerous conditions of dilapidation and deterioration, such as missing interior walls, lack of insulation, missing windows, and lack of doors, faulty weather protection, deteriorated roofing materials and eaves, damaged exterior building materials, deteriorating foundation, and a sagging roof. 282 .. I I I I IV - 1><' __ -....,~_. ~~~". ..~ -~.-,=~~~~ ~ PROJECT AREA: APN: ADDRESS: Uptown 0138312140000 963 W 2nd St This multi-family building is located on W 2nd Street showed numerous conditions of deterioration. As shown in the picture. the building exhibits faulty weather protection with the lack of paint, damaged exterior building materials. and damaged roofing materials. The upper right of the roof has severely damaged roofing materials. 283 , \\ .~-.. ':'~ " .'-r i PROJECT AREA: APN: ADDRESS: CDC/2011-59 --- - -;..Y' DANGER - . . ".,""11 VM"\lE - Jlu N(f!' E:"TIW IJO!\UI 0((11" - _ U I.. lHl"nU(1111.f I' Ir....ut. ~\I~I{lR l'l'oI1I~R ~1i\~~Y _ _".,......._... ",-",,,,.w>.a _"......., n....'.' ""'"...,.......~.l.''''''.''' ,,'1.""" ............\....,'''''.IHI...1II.",...4.1 .........""',...,_..."'...........,,~"~"'-.Mr..''''..... . . ;::;.......;- - . 0-0 ,_ .' T,..,"l'"~n.."" ::;z:.-......... ,,,",,,,-,\II.ll1<W101-C'lIat. Ou;tn. 1'~olJ_on.IfWtl-...k!JI......uI&'rw-(:....,~, HiIlI.'<<IC<n __==~I~~....__-_....--.___",..._J11Ii1itl"t.TtMo1'll' ('".Of \..H''''''''''''''''';''H 1l_...___...._..."ICU<_ . _ . . __..,_..\f,(\Tl_......_b~--,.llI,..~I.~f'j'f.""W'I!o_........,.\jllOl"^nl..~r".!Il' .........c.....W"--,"-... ~()Q--rww...~~1lJ1 .1lnUI\~."I40,..UJS.I$O,.,.<;"1i . -..,._"'_.~ -."'-_lI'l.....".""""-~".~"_....t,~_..k~('..lII..,,('.lI,,...'f\. ........."-..".. 'fM..A4L\JD__l*l"hJI..~IR'nl..,.') ........_"..;.::~:"".....lIth,.,.". '"'' I.., '''''''''00 ......... rU\o\C\II~ '\11I "IIMU....... ,~~;;-.;i .."'. ,.. "'H'" ~I"''''I'. ....... "1 \ (',.., r-"." ""I II.. . ,.\Tf.I.\ '.''''''"1'',,, IN "~,......,,,,:"".ll"'. 'm !t1..........(~.'.'''R..,..:::f'<'t _L'" - I "OI"'''"lhO.... I..". 1,"1.'hl'SlO~ "''''''(,\'l4(l1 (....,:":.......",,,...--;;- -- """'........ .....,...~...""- ..............;;;;; ~ ---.''*''t~..L...._ Uptown 0146243160000 1270 N Waterman Ave This commercial shopping center located on Waterman Ave is boarded and vacant with a red- tagged notice posted that it is .unsafe and/or unfit for human occupancy: The commercial building clearly health and safety risks to potential occupant. The building also exhibits multiple deficient building conditions, such as deteriorated exterior building materials and a sagging roof. 284 I ~ " j - I -J -1 - I .. - -- - PROJECT AREA: APN: ADDRESS: Uptown 0145181120000 1501 NESt This multi-family residence is vacant and poorly boarded. As shown in the picture, boards have been removed and the building has broken windows. Additionally, the building exhibits signs of poor building conditions such as faulty weather protection and damaged overhangs. The faulty weather protection exposes the building materials to environmental elements further weakening the structural support of the building. 285 cnC/20ll-59 PROJECT AREA: APN: ADDRESS: Uptown 0145202210000 1394NESt This picture depicts a poorly constructed addition to a commercial building located on North E Street. This structure also exhibits faulty weather protection with damaged and missing exterior building materials. The exterior building materials on this structure are not sufficient to protect the building from weather and other elements. 266 ..,,_........i.:.~ :... __.....1.,.- .~::- PROJECT AREA: APN: ADDRESS: Uptown 0140042280000 1058 NESt Conditions observed at this commercial building located on North E Street included faulty weather protection and damaged exterior building materials. As depicted in the picture, this building posses large holes and cracks in the exterior, with a lack of paint on the walls. Additionally, the building exhibits signs of a missing staircase as shown in the picture. 287 CDC/2011-59 , , , , ., , , .. , , . I, \" III I t ~ J -- ~ ~JI ~ PROJECT AREA: APN: ADDRESS: Uptown 0146243180000 1248 N Waterman Ave This office building with a red-tagged notice posted, warning of the dangers present within the building. 288 I . --- ~. ..,. PROJECT AREA: APN: ADDRESS: Uptown 0146233150000 208 E Base Line St This commercial building, located on East Baseline Street, is boarded-up, vacant, and uninhabited. The structure also exhibit severely deteriorated and rotting eaves and overhangs, as shown in the above picture. 289 CDC/2011-59 J . -.... ,~ ~ -.. PROJECT AREA: APN: ADDRESS: Uptown 0138302250000 1170 W King St This residential structure is boarded-up. vacant and uninhabited. 290 "" ~~ ~-~~ ~"",,- ~ . ~ ~ .~ "J~ __ "'-__ PROJECT AREA: APN: ADDRESS: Uptown 0138271120000 224 Kendall Ave This single-family residential structure exhibits damaged and deteriorated exterior building materials. The above picture depicts missing siding on the corner of the structure and by windows, as well as damaged siding throughout the structure. 291 cnC/20ll-59 PROJECT AREA: APN: ADDRESS: Uptown 0140051410000 1095 NESt An example of a deteriorated, vacant, and boarded-up commercial structure located in the Uptown Project Area. 292 C f.:f '.~ l'. , . ~, PROJECT AREA: APN: ADDRESS: Uptown 0145203510000 1314 NESt This picture depicts a boarded-up multi-family structure, located on North E Street observed to be occupied in its current condition. 293 CDC/2011-59 . ,i<........ ... ~-- .. I -- ~ PROJECT AREA: APN: ADDRESS: Uptown 0145123230000 513 W 17th St A vacant and boarded-up single-family residence building located along West 17'" Street. 294 ..1\ . - --.,.. . - ~ l -- "':- - - : -, . -, ~ ..--- -- PROJECT AREA: APN: ADDRESS: Uptown 0145032020000 416 W 20th St This picture exhibits deteriorated, craebed and waffling roofing material on a single-family residential building. 295 cnC/20ll-59 - ......... -.' -- -----~ PROJECT AREA: APN: ADDRESS: Uptown 0146011260000 265 W Highland Ave This commerial building on West Highland Ave exhibits damaged and deteriorated exterior building materials. An excessively large crack runs along the foundation of this structure. 296 PROJECT AREA: APN: ADDRESS: Uptown 0145033260000 357 W Highland Ave This commercial building on West Highland Ave with a notice posted that the structure is an unreinforced masonry building. The notice further says that the building "may not be safe inside or near" the building during an earthquake. 297 CDC/2011-S9 Added Area E .. ~ 298 ~ r--::- ;.. -.._ .~'t~-"-~.1C_ ".,::.-::~. ':~._, ~~r.""~~~:r l "'~~'. '0 ,',_' :l<l?~....,""2 .'Ii '.... ,t;.;. ~-' ~..., '_:~~. --- -t~".".. ".....-."" PROJECT AREA: APN: ADDRESS: Added Area E 0268131120000 3079 N California St This residential structure located on North California Street exhibits significantly broken and deteriorated roofing materials. Additionally, the structure depicts converted living spaces with plywood used as exterior materials for both the garage and the front wall. The unpainted, untreated plywood lacks any weather protection from the natural elements. 299 CDC/2011-59 ~~~-~2-~~~!!?~~;~ I ~ t~ ~'& 'f~ ...:.... Jt;. ----.;..:.:__':3 . ~-~~ _~_~h __ ~ =. ~ ~ -.. .._-~.-.__.:::;:.. .);~..... '-.~;--.;:.:.;~..... ~,.,~.....~--... PROJECT AREA: APN: ADDRESS: Added Area E 0268134150000 1875 Darby St The roof on this residence located on Darby Street is severely deteriorated with broken materials throughout the structure. As shown in the picture, the roofing materials are missing near the building exposing the structure to further decay and deterioration. Additional conditions observed included faulty weather protection and exposed wiring. 300 ~- -- PROJECT AREA: APN: ADDRESS: Added Area E 0268281120000 2828 N California St This building located on North California Street exhibits windows out of alignment and deteriorated eaves. As shown in the above picture, the frame of a window has been replaced and covered by siding and bricks. 301 CDC/2011-59 I ~~~ . .. ~ ....:..- -=-~ ~ PROJECT AREA: APN: ADDRESS: Added Area E 0268301170000 1729 W 28th St The above picture of a single-family residence located on West 28th Street depicts a door out of alignment with sagging roof support. Additional observed conditions included a converted living space. 302 - - 11 CJ- PROJECT AREA: APN: ADDRESS: Added Area E 0268314080000 1659 W 28th St This boarded-up single-family residence appears to be vacant and exhibits deteriorated eaves and a converted living space. The picture depicts the converted garage as a living space with inadequate building materials such as plywood. 303 CDC/20ll-59 ., I .- j .tr>.... > ~ " "",,".' '" . ' . , 'r ~. ". .... ~.. \. , ,';''l. ( ('" '\ 0( "- .<..:; '. J ,~, ~.,<," .. ... .. """""'''', /"J-'^ /' '- ;: ~ ~ ~, , , - .< /' f Y // // // "/ / .%'r Y. .... )' " '. " ...... ,.l. Y V' PROJECT AREA: APN: ADDRESS: Added Area E 0268315400000 1674 W 27th St The above picture depicts a converted living space on a residence located at West 27th Street. The converted living space is constructed with plywood and other inadequate building materials. These inadequate building materials lack protection for the interior of the structure. In addition, this residence exhibits deteriorated eaves and exposed wiring, 304 ....l. ~".J '.' ",L ".~ " ., ..I( . \ .....J '. ,'~ , .".,. ... ,. ! ... , " ~ , " , " .;,!d" .." PROJECT AREA: APN: ADDRESS: Added Area E 0268392010000 2304 Madison St This structure, located on Madison Street, exhibits deteriorated eaves and substandard building materials. As shown in the above picture, the exterior building materials is substandard allowing for little protection for the building. In addition, this structure exhibited exposed wiring and deteriorated roofing materials. 305 cnC/20ll-59 PROJECT AREA: APN: ADDRESS: Added Area E 0268402010000 2994 Glenview Ave The above picture depicts a structure located on Glenview Avenue with several observed conditions, including substandard exterior building materials and a broken window. The exterior building materials for this residential structure is corrugated metal. Additional observed conditions include exposed wiring, broken and deteriorated roofing materials, and deteriorated eaves. 306 . " .-- , i PROJECT AREA: APN: ADDRESS: Added Area E 0268402150000 2844 Glenview Ave This vacant residence located on Glenview Ave within the Added Area E is boarded with plywood to keep intruders out. A converted living space was observed at this property. 307 CDCj2011-59 PROJECT AREA: APN: ADDRESS: Added Area E 0268402200000 2803 N California St This property located on North California Street exhibits several observed conditions such as a tarp covering deteriorated and broken eaves and roofing materials, faulty weather protection, with a lack of paint and plaster along the exterior. 308 --........ -"-':)~""'~__;,''''~--- ,..~~~ ~ -,;i~~-"~~ ....- ~. ~.~ ~-.~ - -. ~~. - ---- '" t"--- ..... ~ --~. ,.....,,--'- ~-- -.! --~ ---:---.--- "--::: .,... ,-.-,' loC ... -' ___ """"" . - ----- l~ .k~_-.- _"> "- t:~ ~ - --;.. - ~ - r' ~~ -- -~ ~_ --::::. -::t- ----<;; -....c- - -~ ) --...... I , '-o~ -=--~-f -. \' -"-~ .--"":: - ---' -_.: ...... _;oj..b. .~") .~. ~- ~ _ .....- ....--. - - ~. r~-~ ~ - ~. -~- , -- -.---.-- .; J. \ i PROJECT AREA: APN: ADDRESS: Added Area E 0268412210000 1782 W 28th St The above picture depicted broken and deteriorated roofing materials and eaves on a residence located on West 28th Street The roofing materials is severely damaged and peeling away from the structure, exposing the roof. The eaves are deteriorated. pulling away from the structure and hanging over the doorway. Additionally, exposed wiring was an observed condition at this property. 309 CDC/2011-59 ..~f -" t..-. i PROJECT AREA: APN: ADDRESS: Added Area E 0268427110000 2550 N Gardena St This residence located in Added Area E on North Gardena Street depicts several observed conditions. As shown in the above picture, the eaves are deteriorated with separating and peeling building materials. The exterior of the structure exhibits faulty weather protection and substandard exterior building materials, including a lack of paint and exposed building materials. Further conditions included a broken window, and exposed wiring. 310 - --~ I. , J / 1 '. I- ;,\ , , , I ~ PROJECT AREA: APN: ADDRESS: Added Area E 0268433010000 2821 N Gardena St This residence located on North Gardena Street exhibits several observed conditions, including exposed wiring and a door/window out of alignment. As depicted in the picture, this structure has deteriorated roofing materials and an untreated plywood addition. 311 L~ -~ PROJECT AREA: APN: ADDRESS: CDC/2011-59 " ~ Added Area E 0268453080000 2590 Medical Center Dr The above picture exhibits a large hole with damaged exterior materials near the foundation of a structure located on Medical Center Drive. The structure also exhibited faulty weather protection and deteriorated eaves. 312 Added Area F 313 CDC/2011-59 -~-,F~~- / L .-,..- / .... ./ :. ,F , . PROJECT AREA: APN: ADDRESS: Added Area F 0143032210000 1588 W 20th St This structure located on West 20th Street exhibits deteriorated materials on the roof, as well as exposed wiring. 314 PROJECT AREA: APN: ADDRESS: Added Area F 0143032360000 1549 W 21st St The above picture depicts a residence with deteriorated exterior building materials and broken windows. The structure exhibits a lack of siding to the exterior. In addition. deteriorated eaves were observed on this structure. 315 CDC/2011-59 'I __/"J -'" . ....- L _ . I I J ~ ~ ~ --. " , ~ PROJECT AREA: APN: ADDRESS: Added Area F 0143041040000 2043 Western Ave This structure located on Western Avenue exhibits deteriorated and broken roofing materials. As depicted in the above picture, the structure has damaged eaves with materials separating from the roof. 316 PROJECT AREA: APN: ADDRESS: Added Area F 0143042040000 2037 N Pico Ave This residence located on North Pico Avenue exhibits deteriorated eaves and damaged to the structure near the make-shift carport. 317 CDC/20ll-59 Added Area K ~ 318 , . .~..: :;" jl'" ~ ~.I,. ~! .;. ',0",. ".' , ~ , ~" . PROJECT AREA: APN: ADDRESS: Added Area K 0138011080000 664 Flores St This picture depicts a structure located in the Added Area K on Flores Street. This structure was identified as needed for effected redevelopment within the Added Area K. 319 CDC/2011-59 PROJECT AREA: APN: ADDRESS: Added Area K 0138011180000 608 Flores St This structure located on Flores Street exhibits severely deteriorated and damaged building materials. As shown in the picture, the roofing materials and eaves are severely deteriorated providing poor protection for the structure which can cause further deterioration and damage the structure. Additional observed conditions included exposed wiring, and a converted living space. 320 .~--. ~-~ 'IT,..".... .. -c - ::=--..;.-:-=--~ . . ...I.~ ~_.......~- " ~P' '~'~..:l: -'!""~~::;~p'T.: ~~~~'r~~' -,._,j: l' ... -. - . ~~ ~.. 5>>- - ~~"~:. .' ~ ..-~ .- I - PROJECT AREA: APN: ADDRESS: Added Area K 0138011180000 608 Flores St This is an additional view of the residential building located on Flores Street. This picture depicts a large crack originating from the roof and eaves and deteriorated roofing materials. 321 CDC/2011-59 / --I ....:- ;"..' .. .'~.:r"" . ~_fL. t,. .~_ ....~".,...- ..... iIIII[" PROJECT AREA: APN: ADDRESS: Added Area K 0138032230000 616 Cabrera Ave This structure is located on Cabrera Ave within the Added Area K exhibits faulty weather protection with a lack of adequate paint and plaster. The front porch is deteriorated with missing concrete and unfinished sections of the porch. The building's windows are broken with multiple layers of plywood covering the glass. Additional observed conditions included a converted living space. 322 PROJECT AREA: APN: ADDRESS: Added Area K 0138082190000 532 N Gardena St This picture depicts a converted living space on a residential structure. Plywood is used to cover the structure's windows. 323 CDC/2011-59 1 "".- _.~ "II ......~. .' .. PROJECT AREA: APN: ADDRESS: Added Area K 0138082220000 1798 W 5th St This structure located on West 5th Street exhibited multiple observed conditions including faulty weather protection, broken windows, deteriorated and broken roofing materials, deteriorated eaves, and sagging roof supports. The above picture depicts a large crack running along the connection between the main structure and a soft-story structure. It appears that this portion of the building is breaking off from the remainder of the structure. In addition, the picture depicts the damaged roofing materials and eaves above the soft-story structure. 324 - - -- ------ PROJECT AREA: APN: ADDRESS: Added Area K 0138102080000 550 Cabrera Ave This residential structure located on Cabrera Ave exhibits a converted living space within the structure. The picture also depicts boarded windows. 325 CDC/2011-59 Added Area M . 326 PROJECT AREA: APN: ADDRESS: Added Area M 0137132090000 1257 Poplar St This residential building located on Poplar Street, exhibits exposed wiring, excessive coverage, and inadequate setbacks. As depicted in the above picture, the structure has a deteriorated and damaged roof with a warped roof on the overhang of the structure. 327 CDC/2011-59 ..~ -;,.--:;:'-.:~~- ..- PROJECT AREA: APN: ADDRESS: Added Area M 0137134010000 395 Pear St This residential structure located on Pear Street exhibits poor and faulty weather protection and exposed wiring. 328 PROJECT AREA: APN: ADDRESS: Added Area M 0137161250000 460 S Eureka Ave Te above picture depicts a single-family residence with deteriorated roofing material. The overhang is slanted and in need repair. 329 CDC/2011-59 APPENDIX 2 Complete List of Code Violations Classifications - 330 Summary of Code Enforcement Violations that Affect Health and Safety Appendix 2 San Bernardino Merged Area B Violation Violation 72-Hour Hazardous Condition Lack of Adequate Garbage Storage/Removal 72-Hour Hot & Cold Running Water Lack of Heat 72-Hour Lack of Heat Lack of Hot & Cold Water - Home 72-Hour Sewage Lack of Minimum Light & Ventilation 72-Hour Unsafe Structure Lack of Required Electrical Lighting 72-Hour Vegetation/Fire Hazard Lack of/Improper Bathroom Fixture(S) - Home Abandoned Building Lack of/Improper Kitchen Sink in a Dwelling Attractive Nuisance Lack of/Improper Required Ventilating Equipment Boxes and Debris Maintenance of Structures Broken Windows Nonconforming Use Building Maintenance -In Violation of Codes Nuisance Collapsing/Detaching Structure Potential Collapse Hazard Condition of Structures Prohibited Fence Materials Damaged Exterior Wall/Roof Coverings Prohibited Home Occupation Uses Dampness of Habitable Room Property Maintenance Defective or Deteriorated Flooring or Floor Supports Public Nuisance Defective or Deteriorated Roof Rodent and Vermin Control Defective or Lack of Weather Protection Sewage Defective/Deteriorated Supporting Members Structural Damage Deteriorated or Ineffective Waterproofing Trash, Debris and Improper Storage Deteriorated, Crumbling or Loose Plaster Unfit for Human Occupancy ~gress Windows Minimum Dimensions Unsafe for Intended Use Faulty Materials of Construction Unsafe Structure Fire Hazard - Per Fire Marshal Unsafe Waiking Surface General Dilapidation or Improper Maintenance Vegetation Overgrowth - Fire Hazard Hazardous Electrical Wiring Wall Members - LisVLean/Buckle Hazardous Mechanicai Equipment Hazardous or Insanitary Premises Hazardous Plumbing Illegai Use/Occupancy Improper Occupancy inadequate Exits Inadequate Fire Protection Incomplete Demo/Abandoned Structure Infestations of Insects, Vermin or Rodents Insufficient Exits Insufficient Roof/Ceiling or Their Supports Insufficient Strength/Stability Insufficient Structural Material 331 CDC/2011-59 APPENDIX 3 Pro Forma Sources and Assumptions . 332 Appendix 3 . Pro Forma Assumptions San Bernardino Merged Area B Site Characteristics Lot Size The pro forma for the lot which does not meet size requirements used the median lot size for those lots which did not meet size requirements within the specific zoning category. The pro forma for the lot which does meet size requirements used the minimum allowable lot size, as found in the Development Code Parking Ratio Building Size Costs Acquisition Construction Costs Income Lease Rate Vacancy Percent Operating Expensesl ManagemenVReserves Capitalization Rate Parking ratios were taken from the Development Code and are based on the size of the building. Building size was calculated based the maximum building which could be constructed on the lot while still meeting parking requirements. The lot coverage maximum was also looked at to verify the buildings were within the requirements. Acquisition costs are based on recent sales within the City for similar land uses, zoning categories, and property types. Recent sales were accessed using First American Title MetroScan Information Service. Marshall and Swifl Valuations were used to estimate building shell costs for both the industrial and commercial uses. On-site, off-site, financing and other indirect costs were generated from current market rates or RSG's database for like expenses. Lease rates were based on information obtained through CBRE, Colliers International, and LoopNet for comparable properties in the City. Vacancy rates was estimated using current market reports from CBRE, Colliers International, and Grubb & Ellis and adjusted to reflect increasingly stable market conditions over the next several years. Operating expenses were based on current market rates and RSG's experience with projects of the proposed scope and scale. Capitalization rates was based on information from Urban land Institute's Emerging Trends in Real Estate 2010. These rates were adjusted to account for market area specifics and increasingly stable market conditions over the next several years. 333 cnC/20ll-59 APPENDIX 4 Tax Increment Revenues 334 ';' Existing Project Areas 335 CDC/2011-59 Tax Increment Revenue Projections APPENDIX A.A Redevelopment Agency of the City of San Bernardino -Sum of Existing Project Areas (Before Merger and Amendments) Yaar ","", UnM<:Ultfd Total tna~menl"l G,_ Coo"" """"'" N" Stale " Agencyhx .... ","'" As...,;sec! ......... ........ V... Annu81TII. Adrnioi'sl'lIlloo ..,..... T.. MaOOlltlld 'n. locremenl Obigalion6 Reve"lHK V... V.'lill Value' Increment '" l"",emenl Pavment ThIl,>Ullhs Rwenull$ Anal ." " Revenue' R""enue ABr127 o..blS<<vic" Bm $1",120.'37 2011-12 1,638.811,523 213.801,396 1,852.612.919 1.593.791.982 17.662.871 44,157 3.532.574 14,086,139 7,324.333 3.390,835 10.695.30( U90,Il20 (3.01lI,i411) 2012.13 l.nS,A71.59! 213.801.396 1,990.273.067 1.131,452.150 lU24237 47.061 3.76<4,841 15,012.329 1.836,687 3.664.893 11.:)47.435 6,369.693 3,14'.055 2013-14 1.925,695.313 213.601,396 2,139.496.709 1.680,67S.7n 20,083,151 "20< 4.016,631 HI.018,318 1.9$9,$21 3.960.193 12.05fl.12$ 6,3048.391 3,748.214 2014-1$ 2.081,4$3.719 213,801,396 2.301255,1152,042,434.118 21,441.828 $3,820 4289.566 11.104,843 2.092,612 4,469.685 12.634,~1 6,332,916 4,209.310 201$-18 2262.799.832 213,801.396 2,416,601.2282211.180..291 22,921.130 51,318 4,$&$.42(1 1828086 2231.008 $,02(1.345 132$&,041 6.313.116 4.101,311 2016-11 2,452.815,018 213.8<11.396 2.666,818.4142,401.855,417 24,530.694 61,321 4,906.139 19,$83.228 2,393.468 M33.112 13.924,516 6.288,411 5242,576 2011.18 2,6$8.9\8.519 213.601.396 2,872.711.9152.613.896,918 2e,2<<l.957 65.812 52$3.791 2O,lM9493 2,$83.071 6289,365 14,660.129 6.269249 S,S27.8<Ia 201e-19 2,882265.507 213.801.396 3,096,066,9032.837.245.966 28.153,235 10.333 5.63O,&-47 22.452~ 2.146.921 6.992,344 15,459.860 6,884.720 5,828.220 2019-20 3.124,375.809 213.801,396 3,333.177~3,079,356.26a 30.195.191 75,489 6.039,158 24.081.1<< 2.946.214 7.152.000 16.3211.144 2,5111.987 10.865.lM3 2020-21 3,386,823,317 213.801,39& 3,600.824,7133,341.803.836 32,409,923 8\,025 1l,481.985 25.846,913 3.162247 8,513.045 11213,869 2,519.713 11.59U08 2021.22 3,671.316,541 213,801.396 3,885,111.937 3,62(1297,000 304,810.041 87,025 6,962.008 27,7111.OO8 3,396,428 9,460.587 18,300,421 2,488.218 12.415,775 2022.23'3,979.707.130 213,801.39& 4.193,S08.5263,9304687,S89 31411,770 93,529 7.482,3$04 211.835.886 3,650.279 10,413470 19,422.416 2.<<0,039 13,332.098 2023.24 2,272.766,483 119624.567 2,392.391.0502.143.209,851 15.513.075 33.933 3.114,615 12.419,527 1.519470 5.577.190 8,841.131 2.422,869 2.899.397 2024.25 2.463,611U168 119.624,5(17 2,S83.303,4352.3304,122.236 18.641.211 41.603 3,3282$04 13271,414 1.623,895 5.969,968 7.301,<<5 2,337.801 3m,l50 "'>2B 2.670,627.893 119.624,567 2.790252,460 2,$041.071261 11,799.196 44,498 3,559,839 14,194,858 1.736,814 6,392.416 7,8Cl2,443 2,153.393 3.312.376 2026-272,894.960,636 119.624,5(17 3.014.S852032,765.404,004 19,1l54.386 41,636 3,810.871 15,195.813 1.859.143 8,847.621 8,3048251 2.055,001 4.434,107 2021.28 3,133.131,3211 119.624.5(17 3,251,761.896 3.OO8.58IUI97 20,341.584 50,854 4,068.311 18.222.413 1,984.135 7.319.698 8,902.715 1.1568.14Cl 5249,24Cl 2028-29'3,401.740,885 119,624567 3,521,365.4323.272.184,233 21,8HI711 54,527 4,362,142 17.394.042 2.128.079 7.846,606 9,$47436 934810 6,484,547 "~,, 3.680,502.400 119.128.157 3.199,630.5513,550,559.878 23.4Cl3.244 58.508 4.660,649 18.ll&4,087 2.283,463 8,414,880 10.249207 934.560 1,031.185 2030--31 3.989,&64.601 119.128,157 4,108.192,7583.e59.122.079 25,1211,551 62,824 5,025.910 20,040,811 2.451,899 9,027.937 11.012,880 2$04,410 8,306.571 2031-32 4.324,196.428 119.128.157 4,443.924,5854,194,853.906 21,000.867 67,502 5,400.113 21,$33.191 2,834,484 9,689.480 11.843.711 9.209.227 2032-33 4,688.079,328 119,128.157 4.807207,485 4,558,136,806 29,0211.374 72,$73 5,805.875 23,150.92e 2,832.406 10.448.188 12.702.738 9.870,332 ,,33-3< 5,081.817,991 119,128.157 5201,006.1484.951,935.469 31.228275 78.071 6.24M55 2U04,549 3.048.954 11.269218 13,835.331 10.588,377 2034-35 5.508,755.143 119.128.157 $,821,883.9005.378,813.221 33.811,884 84.030 6.722,377 2e.805,418 3279,523 12.310.157 14,494.720 11215.197 2035.36'2.874460.248 72.580,978 2,947.041.224 2.132,369.326 32.288,586 80,721 6.451,711 25.750,147 3.150409 11,615,137 \4,134411 10,984,002 2036.31'3.115,914909 72.SlI0,976 3.\88.4~,885 2.973,843.987 34496,590 86,241 6,899.318 27,511.031 3.365,844 12,990.156,. \4.520274 11,1$4430 2037.38 1.943,$4$271 51.096,828 1.994,64\,899 \,871.045,178 21,704,124 "280 4,340.8~ 11,309.039 2,111.819 7,001.868 10.307.110 8.189491 2038-392,106.803,074 51,096,828 2.157,899.1022,034.302,9S1 23,591.915 SlI,99$ 4,719,583 18,819.337 2,302.4$7 1,710.000 11,109,337 8.806,880 203&-402283.774,532 51.096,628 2,3304,871,160 2.211274,439 25.650,783 84.127 5.130,157 20.4$8.500 2.502.756 8.476,905 11.919.595 9,476.839 2040-<l1'2.47$.611.593 $1.0%,828 2,526.708.221 2.403,\11.500 27.878,093 69.690 $,575219 22.231,184 2.119.880 9.307,$06 \2.923,679 10203.799 2041-42 952,522.144 10.349,094 962.8712:\8 &19.043,918 10660,909 2e,652 2,132,1&2 &.502.075 1.040,189 4.492.470 4.009,605 2.96&.416 2042-43 1.032.$34.004 10,349,094 1.042,883,09& 999.05$.77& 11,$69,047 28,&73 2,311,809 9.242,26$ 1,130.747 4,936.584 4.305,6&1 3.174,&304 """ 1.119,266,860 10,3049,094 1,129,(115,954 1,085.18U34 12,$95.14& 31,4&8 2,$1&.030 10,0<<.831 1.228.913 5,418.003 4,626,827 3.391,714 2044-4$' \,213285.216 \0.349094 1223.6304370 1.179.801,050 13.685.782 304214 2.737,152 \0,914,395 1,335,325 5,939,862 5,496.392 3,639.208 TOTAL saO'494 001 52,023,735 $151.898,801 5645,571.471 $8-4,583.573 $2504.135.726 $39l.451603$74,574,418 5231,771.1S4 No. l,Wtged"'" B'l'Idudn40tt1Sl.-eet c.rm"C,tyWnI, MlV.monComdol, Not1rw.wl. StlIeColl~.n<llJpt""""'.".c:l""_ 1/ ReII_t...._2011).11.._........ '""",K1"I' ,'''' County"""""'. incIudI"lIMC:uIO<I~If\y ....... P'OlOdI...._.......n.......... grOWlll'_d8~""HCu'0<I.......ndO'll.""unMCU'0<I.1II... 2JP'~-...._U1.'nc'.........,.P''''_~(S4S...,I'''''...........,~I_Moun1V.'''''''($lI5O_''''........'..)P,OfII'CI,.,... 31 p,OjI-Cb..............". StlIeCollegoe p'''l"'ClAl.....n ,_..,..,fI(I_munllIFY2022.23..apeo~e<l1"l''''cu-'em '_"OflI'I'WHl1p1.n~mlS ~PfqodI""'''''''''''''''C''''''''OtyW..t "'o,K1:"'.......,_.r..''''''........III'Il>IFY2028--29...~o<I1''I'"..CUI,.....'_~p1.,~mll 51"'''l'dI................lI>e_''''''''''''''..._,..:erv.t..'nc:r._l6flJIFY2035-36..'P'C'fio<l....".CUI,.n1'~p1.n....I. 8/P'~.........-lJl'town"'.".c:l"'..~,_..""'Ifta_.......FY2036-37...l'e(tfIo<I1"I',..""',...,_..""""'""'p1.,~...... 7/ "'0jtClI..... ......... _ MI V..non "'''Ifd "'.....~ ,-..'" mer.men! unIlI FY 26t0-41.. 'P'C'~ld by".. """... '_"""""nip", I,mll 8IPfqodI....._1M4OlI\SIf"''''DJKt''''''._'~.I..one'_>IMIFY2()oW-45...~by_....,.nl,_..optIW>lpl.,~fI'(lf RSG,lnc 336 '~I2O" Tu 'n<:rement Revenue ProJections APPENOlllO_B Redevelopmenl A~ncy 01 the Clly 01 San Bemllrdino ..proposed Merged Are. B ... -~ - ,.. roc,..........' ~- '"""' ....... ~ ... M ~To. - - .- .-. .-- W~ .........'T.. A_._ ~.- ,,, ~-~ .- K_' -- II,,"..... W~ - W~' K_' '" ..".....'" ..- ~.... II.......... ... ." ~ R........' II."..... C\ttJIStf\llCt .." U....lU31 20\1_': j.e.3ll.e",~3 213,eoU96 ..852,6'2.919 "m.Wl,lll!: 1&.oll1,lllI7 ~.~ 3.8P1,691 '.,7,".110 7.~.3>> 3::JClOO2 0\..635 6,)S(l,ll2D Q,2DI.0IIlSl 1tll:..3 1,9S<!.~~ :19.76',~ :,17Un.~ ',7.-208,t17 20,06<1&.05 ~.:n 0,0.6,_ lUI.7.1!6oI 1.636.1167 U'U5G 10.ll3P,&:21 6.3$,8113 '.:mlI77 201)...' 2,.08,30-0.:1' :\97e...llO-I :,32&.12&,OU ',890.055.""7 2.,~.e.JlI M._ $.~,750 1&.35-3.000 ,,001$8;2 OOO7,S30 10.337,W 6.J.lS.3Io. 3\1ll1lOllll 20''''$ 22n.00ll.$76 2.t,1&1.llO-I :,"",1..llIl.3IlO :,oeJ,$'9.1!1$11 23.to3,~ 5P,7$6 &,M"2& 17.618.910 2,.ll!im U$U60 'o.anon a.332.9\6 ',SOO,.6. 201!o-16 2,oeo,3$2ae.J 2.t,7a1.eoo :,6IID.l30.lllI7 :206._,1&11 26,013,011O M.= 1,$02666 19.00$.)S(l Ullll\Ool un.1M 1I,~3.llOO &,313.711 $,140.0&0 201&-11 :._,3Xl,lt. 219,1".eoo 2.&11,"1.1195 :......'"',.7. 2ll,2loI,t13 70,70: 1,1C3.n3 :l.1U_ :.$I!7,_ &.0&:2.107 ',,012.11S3 1,~OI $.16O.lt. 2011.U :.In.~.lI9t 21P,Tel.eoo 3,cm,31..703 :._,101,182 30.7811,107 16.~ 1,1\\,316 :n,lllIl.llo1 2.613.7311 1,'U.3M lV~U05 &.2ll8,20i1 6.08$.6$6 4015-1; 3,1)0.46$.824 218.161._ U20,2&1~ 2.8tO,$ll7,105 >>"5.56$ n6l. 6._,170 :..tIIV6l J.l)5t.77 U1ll3$O 13_.1153 6,UO.72O &.&10,:33 ~.~ 3.355460.$37 :'9.711,_ 3.57$266,70\ 3,1".$lItI,:no 31.302.$32 110.1$1 t.0II1.$3' 21,110,$00 3,m.031 9,$09.071 10.297.&37 ,,$'&,981 11.7eD._ -" 3,&77.176,&70 :It.11',_ 3.11<06,_,&7' 3."32&11.'$' :It.n.76e H_ 9.&$4,~ :!Ii.$26.120 3,6102&4 '0,7.0111109 1$.161l,1811 B19,713 12,llOII,'1'$ 2Wl-:n 3,1121.260113 :It.71'._ ..100,065,t77 3,70139$058 02.&T&.O:JCl '01,11lO 10.lSllII,3$1 J:.DeO.089 3,t20.teo l:'oo1.m '8.112.m :OM.2'8 13,84'.0$(1 ~." ',::It.&n._ :'t.711,1lO<l '.0!J8055,m '.02!!,71O,1'$1 06,$3,3<<1 1I1,3M 1',SII3.0II1 3014:I,YJ ',l'$7.137 U"'lO.1I01 17,I2!!.90S 2.040.0)9 '0.6I5.1lOll 2CllJ.~0 ',se.o,3eT.5<:1 :It,nuo. '._,I.t,m . 37t1,on_ $O.535,I~1 .:lll,m 1:'$72.1l4Il 37.m.8IIO '.6212l5O UW5.151 11,:188re. 2,022_ 1$,116,001 ~.~ 0.1l$7,Y..e..3.l3 :111,1al,_ 5,177.J..tO,137 .,143,_,81& $0....,'11 13T.117 n.~.lt1l "',075.$8$ $,015,5S0 '&.IlM.J.O$ It,_.. :,3&7.601 11,017,0811 ""~ $.351,621,331 2.t,781._ $,511.003.13'5 $,1'7.1J:.'" $II.511,00lI loe,7tO ",1&3.eo:z ".$113.11$ $.OQ,$16 18.0.0\1.\110 4O,etl,17$ 2,T533ll3 17.$37,Ti12 ...." $.7W,I:JC1,7" 219,1a1,_ 8.0'8.9':'$08 $,$8$.2':,CV e..l.$n.ooo lel.43' 16.0:lll,SII7 08.314.312 5.toUl$ ~,50.f1a :n.0Ill,779 :,O&\,liO\ ~.031,771 2W1.:lll 8.21U11,V& 219,7!I,aoo 6.~.6$6,0II2 &,0508.98T.$IIl rn.04II.JI-l lTS,l2\ 17.377.,1<1;1 $2..,1:21 &,005.&1'$ 22._.7110 ueoo,f;!17 1._,700 U931.t17 m&-2D' &.71!1$.Nl,178 2111,181._ 700s~,~ t.ST,W2061 T5 tT8 \199 '11I,9017 lU3T,&1I5 $6.ll51,158 f.l106.OOlI :07eO.';oo 2$,:02,72& t3O.IIO :'307.1111 -~ 7,"""37,12' ~lt.2tlS.3I>O T.$$3.72:,511 7,120,ltJ.$17 tJ.3'8,71t ~.m 40,403,137 &1.107,1110 1,$27.$70 V,ltU,5 26,\lMOO5 930.5<<l ;>8,051,&.05 -" 7,t35.'77.,$31 :111.285.31>0 8,.$0.182.92'$ 1,711,402.t:. 8II.2aIl,~ m.187 Ul1$.8re. 116,921._ 6,1&3,139 29.llOII,9lI8 2e,1I15,n:z 2'$0010 ".661.312 ;>031_J: 8.$88.103,,'" :'".28$.31>0 UoO$,_m e.Jn.l".~ ljIfi,no,1lQ 2"'.tIl7 :/3,tTl.2&4 74,56..$111 8.e51,MO ~,nl_ 31,006.077. 31,00lI.017 20)2_31' t.m,3&O.S30 2111.215..>>1 Ul0,\l6$.t2I 1I.071.105,t:1 l00.~.918 :/62.312 2$,tIl12D2 71,TO$.2$3 t697.200 3'5.81'$,511 33.232,071 J3,2U're. ~~ $oQ,OlIO.m '2$,108,565 Mo7.1t2.7tO $,1&3.212,$17 st,1$$822 l.o11,3\lO 11.1151,110 '1,lIl56.2M 5.__ 2'110.533 17,~,.78 17.~,211 -" $.'~.970.22e .2$.I08,!M 1.O$O,078)'tl $.6211.'$8,5211 10.111.186 lt2.1t1l 12.'13.$37 $'.131,NO 5,931,918 :21.1107$7 18M$.3l:l/'i 18.1l6$.3l:l/'i ~". &_3$-1.2117 12$.,08,565 1.529.062,152 6,105.$012,$8' 10.401,_ 11&,005 "0e0,3I!. $111015,518 &.'31!.003 :?t.1SlI.... 'tlMll.011 lP.909.071 2036-37' 3,$68.ot.,090 Te.$II1,JI-l ),,,,,".6$3,&78 325$,152.. 37,3OtaTo 93.:1' 1.061,t3$ 29.J'$O,OI5 3,'''.&30 13,_.m 1:t05.2.tC3 12,""2.1i03 ;>03T_3I! 2."1.7211,1I5t $1.on,0]!; 2.OM._~ V70,3llO.i\lIO :o,tlIUlll &1.1.3 '.93$.'$11 \t.!illlI,OlIO 2.25t,'78 7.K7,100 t.'70.'''' 9.70._ """ :,SII3.715.1.o11 51on.0Jl5 2,6$O.11n.18$ :,m,3A5.MO 2&,778,_ M~ 5,356._ 21.3$5,129 :.4011,710 &.7".152 10,18U$3 10.184,7t3 ~ ..7tO,1t3.0II0 51,on,0:l!l :,107,:00.116 :.5-lt.7t.l.841 2Il.02$,1I77 12,$115 $,_,.115 23,,4.:17 2-850322 t,$8.2.131 '0,11",160 101111,,60 2000-0" HXI2,2!!$,1lll3 $T,077.03I 3,~.332.nt 2.160,_,02' ",~U43 78.ns &290.7811 2$,06<1,040 2.&78>12 '0.067.t7~ 1\.120,.26 1\.720.L'fi 2001...2 I,$OO,::R,OOt 18.329,$02 1.511,$111.$11 1,2lI7.86O,807 ".0.0\1.311 31U:3 :,88lI8113 1\,~3,330 1,:R1.338 $,~35t '~I.UJ '.'51.8-'3 4002"'3 j,802.\52,~ 18.329.$02 1.&18.41,785 1,3lIlI.lIOoUlll. \$.598.$38 38.tlll 3.11t,3OlI 12-038,:311 1,'46.206 8.21111,UJ 0.11:.35/1 ',712.3S\I ~ 1.1"._,ll$O '&.3.."'t.$02 '.;1:7__352 1,$011,322.4011 18,830oae .:.01& U6ll,0\I7 13022,3'3 1,$311,0118 8.tto..,t '.lIe2._ "mlOl -,' 81t.OW.110 $NO_ mOlll,518 4017,229.9).0 16,156,06\ ~.~ 363161: ".olll.05oI 1.6100\10 T.$:lll.0\9 "..~ $.290.$O~ ~~ 100,143.01' 5,1lIlO_ &.ee,rn.06: .71,813,_ H18.7)9 1',1ll1 ""'J06 3,763.1901 "",$12 1.71)O0.0ll 1.&77.235 1-&7723$ -, _,3t2.NT $.1lIlO,00ll &12.3$3.405 oP7.$03.a21 '~1'$.038 12.~ -'" U67,$\Il 'M~ ',127.'10 1,68$,172 1158!un ~,~ fl93,027,7Ot $.1lIlO,00ll ttII.ooe.117 s:.,5t,$33 5.2'\.$85 13.100 1.001I,317 .1110.1'" '7\;.3:' 1,t55.U U06,.:lll 1.705,'16 ~ no.T.oll,8\1 $NO_ 72e.T:!IiZ2!! $$l.I57tt-ll $.$\8.798 13.7tT 1.\oo,1st .001':00 ~67' :.(l!IlI,.75 lllOl1.O\Il l,llOlI.O\Il "...., 709.578,no 5,1lIlO_ 756.5$\1,\711 $8O,1ot.59ol 5.1lO7,096 ".518 1.161,019 '.8-'1.15-9 5JI.rot :'::lll,8st 18T3,~ 1,&13.2tI2 -. 779.$61,lnl $,1lIlO,00II 78$.$02.329 "0,6112,7'5 &.lori,P21 1$,167 1.271.38$ '.11021'$ $5(1,057 :.370,778 ',901'000 19011,000 ~.~ 8'0.7"3117 $,IlIlO,_ 15'&,no_ 601,1~.221 8,011.15: 16,007 1,2&37$0 $.11&.1155 $M.9n 2,$20_ 2,0'1.529 U",$29 ".m 103,170.173 5,tfIO.00II _'50$111 &70 JOol 9117 &,743.C50 16,_ 1.3<<I,tlO $.377,56: 616.6:& :616.117 :.06<1.838 2,010838 ~>M 871,1lOl.100 $.IlIlO._ 6ll:l.1I1.5OII 1011031,tI-l 1.010.320 17.701 1,''',_ 5.108,$S!! 107..rn 2.1311_ ~,16I.07t 2.181.07t -" 111'.971,1. $.1lIlO00ll $17,II57,5f>O 7.3.1011,0.0 1.oJI,0II0 1&.5TlI 1._,:\& 5,;46.:11 1'IlI,SOI 3,00lI.371 2,200._ ~.2olO.3611 "..., l106,ose,V3 5,1lIlO_ _.38,111 779.587.O\IT 1.~,a11 19._ 1.5S\I,17' 6,:17.201 712llO:i 3.'ll,on 2,32'2.&31 Un,IJl -" _._.52' $,NO._ m.37',m 1111,$25.3011 8.11'$,2$3 ~~ 1,&!I$,051 8,$111.7M t'7.SIII 3.313.$1$ 2,_.$e2 :_,M1: TOlAl 11M2lil110 "00512' ur'OHIU 11UIJeIU. 1111MOll' Inl0U.lU illl\olUR ITU70.1. ..71..11H NPV($$"'I 1190151109\ - , _......I__'"...,CO...oleo,W......V_~,__~,__"'_.._.......-...... _...__101O-11__.._......CoIoOI'A_._.......___ __..._......._<II8......._.......tl'O...__...... , __....._~......_l1Os__...__IW'<I__,__.....--"'--___<II...__A- ,,__..._a1...__..........-ID_..._CoMto__...lO........."'_""-_lDso:roo...FVIOIJ.'. .'__...Co<<.oIeo,__........._.._....v~:I9.._.............._...- 5__..._~_"'....._..__.V2Ol2.J3_................__...10__.....___ 6'___...___..._...___FV1<l!6-Jl__.............._..._ 71___..._____...._.........-...."'lIIII-31.._......__....._ 6'__......___..._..~...."'-..,.._.........__.....- "__...___......._..._....FV___......-_....._ 337 Umf./Oll CDC/2011-59 Tax Increment Revenue Projections APPENDIX 4-C Redevelopment Agency of the City of San Bernardino - 40th Street Redevelopment Project m_ . Aueu,1'(l val... ForltCM' AnnuIJIGron ""'"' ,-'" ... '"- l..lnc'.....AI ~ -~ ......~ TOIal Inctemenal h.l<>aemenl' _. ''''''' ,-- ,-.. '-""" R""""'-'te, .~ ""... '''''''''' Cha,(l<' """'.... Re-.ten.e" SB2" ....~ Debt Se<vlao " $438273X1 " 2011-12 "'~ 64.722,081 10.349,0&( 95,O71.17~ 51.24M55 594429 1,41ll\ "8.83$ H4057 "e,514 355.543 " 2012.13 ... 91,838,136 10.349,0004 102.187.830 58.360.510 676.982 '''' 135.39G 539,893 loUl,4S1 391,406 " 2013-14 ... 99553,190 10.349.004 109.1lO2,264 66.07496<1 766,470 1,916 153.m 611.259 181.315 429,!044 " 2014-15 ... t07_91M58 10,349,090l 11e,~,752 74.437.43:2 863,474 2.159 17un 6e/l,621 216_901 471.719 " 2015.16 ... 1\6,960,573 10,349,094 127.329.007 83.502,3.47 96M27 2422 1113.725 7n.480 255,477 517,003 H 2011>17 ... 126,806,9<11 10,349094 137.156.035 93.32a.715 1,082.513 2.701 216,523 "''''' 291,293 566,091 " 2011.18 ... 137,458,724 10:)49,Q9.l 147.801,816 103.960.496 1206.114 3.015 241.235 961.924 342.e21 619,300 " 2018-19 ... 149.005.251 10.349Q9.l 159,354,351 115,527,031 1.340."4 ''''' 26ll,023 1,063,741 391.751 676,984 '" 2019-20 ... 161.521.696 \(},349.094 111,810,792 128,043,472 1.485,304 3,713 N1,06t 1,164530 445,020 139.510 " """" ... 115,089,521 10,349,094 185.438,615 141,611,m 1,642,691 4,101 328.S38 1.J10.046 502,157 807,289 " 2021-22 ... 189,197,041 10,349,094 200.146,135 156,318.815 1,813,298 4,533 "'.... 1,446,105 565,344 880,761 " 2022.23 ... 205,739992 10,349,094 216,089,0116 172.261,766 1.998.236 ... 398,6<111 1.593,594 633.189 ""."" " 2023-24 ... 223.022,151 10.349.094 233,371,245 189,543,925 2,198,110 5,491 4311,142 1,753,411 706.733 1,046,138 " 2024-25 ... 241.756,012 10,349.094 252,105.106 2Oll,m,186 2,416,022 6.040 "'."" 1.926.718 186,454 1,140,324 " ""''' ... 262,003,511 10,349,094 272.412.611 228585,291 2,651,589 6."" 530,316 2.114643 872,812 1241.711 " ""." ... 284,016,853 10,349,094 294425,947 250.598,621 2,906.944 7,261 SlIl,380 2,318,288 966,548 1.351,139 " 2021.2& ... 307,939.:K18 10,349,094 318,288,-402 214461.082 3.183.149 7,959 6311.750 2,53ll,l}39 1.068,094 ,,470,945 " ""'"" ... 333.906,210 10,349094 344155,304 300,327,984 3.483,805 8,710 60ll,ret 2718.334 1,118,110, 1,600,164 '" "",.'" ... 361.845,932 10,349Q9.l 312,195.026 328,367.706 3,809,065 9,523 1111.813 3.037.730 ,,297,492 1,140,238 " """" ... 392,240,990 10,349,094 402.590.084 358,762.764 4161.648 10,404 832.330 3,31S,914 1,426,837 1,892.078 " 2031.32 ... 425,189,233 10.349,CS4 435.539,327 )91,711.007 4,543.848 11,360 aoe.no 3,623,719 1.567.046 2056.612 " 2032_33 ... 460,90!5.129 10.349,094 471,2501,223 427.426.903 4.958.152 12.395 "''''' 3,&54,126 1.763,701 2.190,425 " """. ... 499.621.160 10.349.CS4 509,970,254 466,142,934 5,407,258 13.518 1,06U52 4,312.288 1.&78,596 2,333,690 " 203-4-35 ... 541,589337 10,349.CS4 551,938,431 508,111,111 5,894,089 14,735 1,11U1S 4700536 ,.2211,547 2,488,989 " """, ... 587,082,841 10,349,094 597.431.935 553,604,615 6,421,814 16,055 1,284.Jll.3 5,t21,398 "'2,464.003 2657.333 " ",." ... 636,397800 10.349,Q9.l 646.746,894 602,919,574 6.993,867 11.485 1.m,n3 5.571.609 2.737.790 2.839819 " 2037.38 ... 689.855215 10.349,094 700,204,3<$ 656,376,989 7.613,973 11;035 1,S22.N5 6,072.1"" 3.034,511 3,037,632 " -" ... 747.803,053 10,349.094 758,152.147 714324,827 8,2ll6,168 20,715 1.651,234 6.608.219 3,356,156 3,252.063 " 2039--40 ... 8tO,618,510 10,349.094 820.987.604 771,140.284 9,014,827 22,537 1.ll02.lIll5 1.189325 3,704,820 3.484505 " "",.., ... 878,710,465 10,349,094 889.059.559 845.232,239 9,804~ 24,512 t.lIllO,OJll 7,819,243 4,062.n, 3.136,472 " 2041-42 ... 952,522.144 10.349,094 962,871.238 ~11;,043.918 10,660.llO9 '"'' 2,132,182 8,502,015 4492,470 4009.605 " 2042-43 ... 1.032.534.004 10,349,094 1,042.883,098 \I9ll,055,178 11.58ll.047 28.973 2,317,_ 9,242.265 4036,5&4 4,305,681 << "",... ... 1.119.200.860 10.349.094 1,129.615,&54 1.085.788,634 12,5\l5.148 31488 2.510,030 10.044,631 5,418,003 4.626.627 " 2044-45' ... 12132!l5216 10349Q9.l 1.223634370 1171;807050 13U5.762 34214 2.731,152 to,9143M 5,939862 4074.533 C""'<AaI"e1",~ 't~719'!oOO' !)91799 531.343900 "2498380' $15008979710181 $648ll<l(l(l4 _1IR._......,....201().11__._..'.porlo<lb'....eo...t,.__,~.......o<l.-,.._ ~__..._~...oI8ft""_d......_~""~._ 1JAIO....oll'8'.._lDrGr<:>ooT.._....-.ct<loIlt"""""_...,.lplOfIlr....Soon__v...,........W....000tncl._.~b1....W...O"O-lCl..........._,...2035 (hapJ_-.....:l~_Ib_........\IOt\I) 3I~__F""""_2O'Ilool...._ln__ ~NolR_...lDs>mo<WF""""... ""'olP\owng..__...........,..--.....IM,bulbo....."I'.""IiI_,~......... &Tn.Agoonq<......,.....""".po<bonol.....'ner.monI~n...lnt_,...,~......p.no<l"'<lo,.~""....P<<>jOCt..~............ 8/Tn."'o'""''''-..........._Io'___._'''''''8/,CI2ll&5.....'''o'"'''_no_._''''..._oI..._.._....,_ Rsa..., "6 1\Yl712011 Tax Increment Revenue Projections APPENDIX 4-0 Redevelopment Agency of the City of San Bernardino -Central City West Redevelopment Project Area AI Pass Antned V.lue Forecasl' Annual Grou County Housing N. TI'lrOUQhs Tulneremenl ~ Sow,,' Unseeunl<l Total lncremef\l,1 Tulncrement1 Admin Fund RedevelOpm&nt lnell>dln<;l Revenue.ner i BondOebl 8.40'll0 '00% 1\6()()()% CtllIrge Dtpo.ilS' Revenue' S8211 $ervi" OIS&Pu.-thrul BY 5110,520 " 2011.12 Adual 1,635.387 "'96.410 2,131,797 2,021.277 23,447 " 4,&39 18,699 '" 17.~ 37 2012.13 8.4,*, 1,772,760 496,410 2.269,170 2.158,650 25,0040 " 5,008 19,970 1.'" 18.902 " 2013-14 84'*' 1.921,671 496,410 2.418.OS1 2.307.561 26.768 61 '.'" 21.3047 1,413 19,9304 " 201..15 ,,% 2.083.092 496,410 2.579.502 2.0468.982 28,6040 72 5.728 22.8041 2.102 20,738 " 2015-16 ,,% 2,258.071 496.4'0 2.7~,481 2,643.961 30.670 77 1>.134 24,459 2.8049 21.610 " 2016-17 ,,% 2,447,749 496,410 2.944,159 2,833,639 32.870 82 6,574 26.214 3,659 22,555 " 2017.18 ,,% 2,653,360 496,410 3.149.770 3.039,250 35.255 " 7,051 28.116 4,537 23,579 " 2018-Hl 84,,*, 2.876,243 496.0410 3.372.653 3.262.133 37.641 " 7,568 30.178 5,488 24,690 .. 2019-20 ,.. 3.117.647 496.410 3,614.257 3.503.737 40,643 102 8,129 32,413 6,520 25.893 " 2020-21 8.4% 3,379,746 496,410 3,876,156 3,765,636 43.681 10' ',736 304,836 7.636 21,198 " 2021.22 ,,% 3.663645 496,.'0 4,160.055 4,049,535 46.975 m Ul5 37.462 8,649 28,613 " 2022-23 84'*' 3.911,391 496,410 4,467.801 4.357.281 SO.544 '" 10,109 40.309 10,163 30,146 .. 2023-24 8.4% 4,304,988 496.410 4,801.398 4,690.878 54,.14 '" 10.8n 43.395 11.587 31.808 .. 2024-25 ,,% 4,666.607 496.410 5,163,017 5,052.497 58,609 '" 11,722 46,741 13.131 33.610 .. 2025-26 8.4,*, 5.058,602 496..'0 5.555.012 5.44.,492 63.156 '" 12.'31 SO.367 1.,8004 35.563 " 2026-27 8..'" 5483,524 496,410 5.979.934 5.869.41. 68.085 170 13,617 54.298 16,618 37.680 " 2027.28 84,,*, 5,944.140 496.410 6,440.550 6,330.030 73,428 '" 14."6 58,559 18.584 39,975 " 2028-29' 84'*' 6,443.448 496.410 6,939,858 6,829338 79,220 ". 15.... 63,178 20.718 42,482 Cumul8li....Totals $819288 52.048 $183,85' S653.382 5150,477 SO $502905 NoteIlIRe_lheacr""I201o-"_Y......asreporteObytheCe<ny~,irdudlngl8CUedWIllyV....... P1<l)eCl1(lmnaurne."........""""'n"'!eof86'lloonseosedYilk.oea""0"4on~edyalue 21Ata>: '....el1 16"". used lor Gtou h.lnCr~nllof..!lectdet:lseN'lCeC7VerrlllefeceoplSIOflMSanBemafdIflOVltley l,I~Waler DIstrict wtoeh.pr~dPd bylheWal<<DistnclloC1OrtIf'Ue urtIlyea,2035 (trtpl_sb./m'MlCorn'property_ta"_lI'Iformallln') 3IHouwIg$tot.AsldeFundI",e2O'llodlhe",oMta~ lfICfemertrev~ 41 Nel ReOtvel<>pmenl Fl.R:lI "'" neI 01 houI"'IlWf.filOe and !tie CO<rof)'adrTllfWlrilwelee, I>.llbeforeanyw"ngageney P"'J'f""nt5 5ITr.eAgerlcywilreoe...ellfllyilporbonofthel8"lfICfernenll/"flef"e<:I..!tIe(asl,*"lyeal,P'Of)OfIIONJllClhepenodelcla"fema~IOflneprqecllccolec1ncr..ment 6JThepro,ed!uea"l<<mIoCOleClta>;IfICf"ment""'enc!5~3119i202'll:ltelOlal_on""ll'ICfemerllhalc.mbe~andcolec1o<:lfromlhePrCf"d!u...equa.175Xdetttef\'oce 10.'2712011 RSG.1nc: 339 CDC/2011-59 Tax Increment Revenue Projections APPENDIX 4.E Redevelopment Agency of the City of San Bernardino -Mount Vernon Corridor Redevelopment Project All Pus TulncrenMnl " A5...udV.lue FOf'ecast' I AnnualGron County Housing No< Throulilll Revenue 'Iter > Secured Un~KUred Total loer'menlal Tulncremenr """'" Fund Redevelopment IncludIng Revenue.ller < Bond Debt . .."" 000% 116000% Charge De~il$' Revenue" S6211 Serviu Debt Service ., $79,769.401 22 2011.12 Actusl 153.967,42'" 40,747,534 194,714,958 114.9-45,557 1.333.3&8 3.333 266,6U $1,063,361 257.774 261,656 5-43.931 23 2012.13 ... 166,900.688 40,741,53-4 21)7,648.222 121,818,e21 1,483,39<1 3.708 296,619 $1,183,007 290,257 251.719 635,031 " 2013-'" ... 180,920,3.45 40,747.53-4 221,667.879 ''''',898.478 1,646,022 4,115 329.2004 $1.312,703 325,036 258,350 729,317 25 2014.15 ... 196,117.654 ~0,7~7,534 236,865.188 157,095,787 1,822,311 ~,556 364,~62 $1.453.293 377.020 258.400 817.873 " 2015-16 ... 212.591,537 40,747,534 253.339,071 173.569,670 2.013,408 5.034 402,682 51.605.693 432,921) 258,150 914.623 27 2016-17 84% 230.449.226 40.747,534 271,196,760 191.427,359 2.220,557 5.551 444.111 $1,770,895 504.251 257,600 1,009.043 " 2017_18 8.4% 2~9,806.962 40.747.534 290,554,496 210,785,095 2,445,107 6.113 489,021 $1,9019,973 570.244 256.750 1,122.979 29 201S-19 84% 270,790,746 40.747,534 311.538.280 231,768.879 2,688.519 6,721 531,70-4 52,14~.094 ~1,311 255,600 1,247.183 30 2019-20 84% 293.537,169 40,7~7.534 334.284.703 254,515.302 2,952.378 7.381 590,416 52,354.521 717.871 259,000 1.377,850 31 2020-21 8.4% 318.1901,291 40.747,534 358.941.825 279.172,42~ 3.238,~00 8.096 647,880 52,582,624 800.375 256.950 1,525.299 32 2021-22 ... 344,922,812 40,747.534 385,670.146 305,900,745 3,548,~~9 8.871 709,690 $2.829,886 889,312 259.450 1,681,125 33 2022-23 84% 373,896,111 40,741,534 414,843.645 334,874.244 3,684,541 9,711 776,908 53.097,922 918,520 256.385 1,663,031 " 2023-24 84% ~05,303,384 40.747,534 448,050.918 386.281,517 4,248.866 10,822 849,773 53,388,410 1.081,611 251.685 2,049.114 35 2024-25 84% 439,3~8,869 ~O.7~7.534 480.096,403 400,321.002 4,643.793 11,609 9211,759 $3.103.425 1,192,960 258.385 2.252,080 30 2025-26 84% ~16.254,174 40,747,534 517.001,708 437,232,301 5,011,895 12.680 1,014,319 $4,044,836 1,313.059 258,~65 2,413,312 37 2026-27 84% 516.259.524 40.747.534 551,007.058 477.231,651 5.535,957 13,840 1,101,191 54,41~,926 1,442.699 257,925 2,714.302 38 2027-28 84% 559,625.324 40.747,534 800.372.858 520,603.451 6,039.000 15,098 1.207.SOO 54.816,103 1.582.669 256,765 2,976.669 39 2028-29 84% 606,633,851 40.747.534 647.381,385 567,611,984 6,584,299 16,~61 U16,860 $5.250,918 H33,825 254,985 3,262.168 .. 2029-30 8.4% 657.591,095 40,747,534 698.338,629 618,569.228 7.175,403 17.939 1.435,081 55,722.384 1.891.097 252.585 3.572.702 " 20JO.31 8.4% 712.828.H7 40.147.53~ 753,576,281 673.806,880 7.816,160 19.540 1,563,232 $6,233,387';. 2,073.490 254,410 3.905,~87 " 2031.32 84% 772,706.382 40.747,534 813,453.896 733,684,495 8,510.740 21,277 1.702,1~8 56,187,315 2,264,095 4,523.220 43 2032-33 84% 837,613.696 40.747.534 878.361.230 798,591.829 9,263.665 23,159 1,852,733 $7.387.773 2.470,093 ~.917.680 .. 2033-34 84% 907,973,246 40,7~7.534 948,720.760 868.951,379 10.079,835 25,200 2,015,967 58.038.669 2,692,165 5,345.905 " 203-4-35 ." 984,242,999 40,747,534 1.024.990.533 945.221,132 10.964,565 27.411 2,192.913 58,7~4.241 2,974.886 5,769,355 " 2035-36 84% 1,066.919,411 40.747,534 1,107,666.945 1,027.891,544 11.923.612 29.809 2.314,722 $9,509,080 3,280,050 6,229,030 " 2036-37 8,4% 1,156,540.642 40,741.534 1.191,268,176 1.117.518,715 12,963.218 32,408 un,&<< 510.338.166 3.610,119 6.127.967 .. 2037_3& ... 1.253,690.056 ~O.747.534 1.294,437,590 1.21~.668.189 14,090,151 35,225 2.811,030 511,236.895 3.961.358 7,269.538 49 2038-39 ." 1.359,000,020 40.147.534 1,399.747,554 1.319,978,153 15,3",7~7 38,279 3,062,349 512,211.118 4,353,843 1.857,274 50 2039--40 8.4% 1,413,156.022 40.747,534 1,513,903,556 1,43-4,134,155 16.635.956 41.590 3.321,191 513,267.115 ~,772.085 8.495,090 " 2040-41' 8~% 1,596,901.128 40,747,534 1.637,~8,662 1,557.619,261 18,071.399 ~5,178 3.61.,280 $14.411,941 5.224,735 9,187.206 CumulallveTotals 5204,206,711 5510,511 $.40,"1,343 5162.854,857 54.712,450 5,147.195 102,995.212 NoIeo 1/ Refle<:tB IIle llClLlil201Q.ll _sed value all reflOrted by the County ,,""SOl', tncUttr,g MW'ed l.tollly valuK PrOl~........ .n__llJI'~h ,at. 01 e 6% on MaU<l v_."" 0% on ""..a..d v_ 2J A tax ,ala Oft 16%..-..:r lor Grou Tax f""".menllO ",1loK:l debt _..... ov.",,,. '''''''~.Ior the ~n llernatdll10 \I_~ M<>'IIeIpal Wiler o.lnel. _. p<ojeel<<l by the Water 0.1'0;110 contl1Ue...u ~ar 2035 (hIlP./""""8bJrnwdcomlproperty_I4I'_frdorm81lOO') 31HouarogSel-Aao:leF....o.ar.2O'llooll....l/ro..I4I>croc<emenlf......... ., Net Rtldev.lopmenl F...,. ... nel 01 I1ou8rog..I....,. and the l;OI.r(y__tra1~l... tubefor, aI'Iyla.rog'O"f'Cy Plym..... 5/ T.... AgMcy"'l recerve only. portIOn oIlhe la. oncremenl gene.aled n me 1M' fi8caly.ar. proport",,* 10 the period oIda.... ,emalfW'4:l lor I'" Prott<:! 10 coIed lnCfe_nt 61 The PlOjed ""..'.lermtoeoledta.ncremenl.,.,.....,. unl_7~1, IhIr Ictal 1m. on"'" n:........Iha1c.nt>ealoc8t<<l and coIect<<l Irom PrOject Area WaI 5950.000.000 bIa ha8bHn"rT\O'o'..:lcont'''Ilenl~the Ueroe.ard ~nclm_ RSG.Ir;; l00712ll11 3<0 Tax Increment Revenue Projections APPENDIX 4-F Redevelopment Agency of the City of San Bernardino -Northwest Redevelopment Project (Before Merger and Amendments) NetTa. NetTu AIlPnl Incremenl . <' I AIHuedValueForecalt Groll T.~ R....n.... County Houling Incremenl Throughl After < ~ Secured unseculed TOlal lncremenl.1 T.. Incremenl LOll to Admin. Fund Aft.r Including 8ondOabl Debt Servin . . 8"0'll. Incremant' Subject 10 C.pH Depositl' Houling' S8211"' . . 0.00'll. TlCap Charge Se.....in &PnlThruI " SM"'8.181 1.16% 54.500.000 '" 2011-12 Actual ....6.1133,~ 46,M7.181 "93,480,545 459.061.184 5,325.116 ",500.000 125,116 11.250 "'.000 3,588.750 1.662.779 1143.21" 982.7"7 " 2012.13 ..~ "84."75,767 "8,541.181 531.022.1148 496,604.181 5.760,808 ",500.000 1.260.&08 11.250 1100.000 3.588,150 1,662.1111 H3.705 1162.26(1 32 2013-1" 8"'ll. 525.171.131 "6.541,1&1 571.718.1112 537,300.131 6.232,682 4,500.000 1.732,612 11,250 1100,000 3,588,750 1662,7711 1143.6"3 1182.328 33 2014.15 8.",*, 569,26(1.156 46.M7,181 615,833,337 581,414,556 6.74".409 4.500,000 2,2.t4,"0' 11.250 "'.000 3,588.750 1.662,779 1142,"34 983.537 ,. . 2015-16 ..~ 617.106.1&4 46,547.181 663,653,375 6211.234,5&4 7,299.121 ".500,000 2,7",121 11,250 1100,000 3,588.750 1.&62.779 940,176 985.195 " 7 2016-17 84% 668,943,11" "6,547.181 715.490,295 881.071.514 7,900."30 ".500,000 3.400,"30 11.250 "'.000 3,588,150 1.662,7711 938,600 987.372 " . 2017-18 8"% 725,134,335 "6,547.Ul 771.681.518 137.262,735 8,552,2"8 4,500.000 ",052.2U 11.250 1100.000 3,588,750 1,662.119 9"0.780 985,19\ 37 , 2018.19 ..~ 766.0"5,619 "6.5"7,181 832,5112.800 198,17".019 9.258.8111 000.000 4,758.'19 11.250 900,000 3.588,750 1,662,119 936.724 989.2"7 " " 2019-20 8"'ll. 852.073."52 "8.5"1,181 898,820.633 884,201,852 10,024,141 4.SOO,OOO 5,U4,1"1 11,250 900,000 3,588.150 1.662,179 937,002 988.969 " " 2020-21 ..~ 923,847.821 48,M7.181 910,194802 935.118,021 10.855.002 ",500,000 6.355.002 11.250 llOO,OOO 3,588.150 1.882,779 981,967 9<<,004 .. " 2021-22 ..~ 1,001.234,022 46,547.U1 1.041.781,203 1,013.382."22 11,755.00" ".500,000 7,255.00" 11.250 "'.000 3.588,750 1,682.119 9\3.228 1,012,7"3 " " 2022.23 ..~ 1,065.337,679 "6,547.181 1,131.664.860 1,(lIll.486.0111 12,730.6ll7 4,500.ll00 ',230.601 11,250 900.000 U88,750 1,662.119 9ll5.634 1.020,337 " " 2023.2" ..~ 1,178.506,045 "8.5"7,1&1 1.223.053.2zt l,18U34445 13,788,160 4,500.000 ',288,160 11,250 "'.000 3.588,750 1,662,7711 966,162 9511,610 " " 202"-25 ..~ 1.275,332.552 4S.5"7,161 1,321,879,133 1.287,"60,1152 '''.934,547 4,SOO.000 10,434.541 11.250 "'.000 3,566.750 1.662,7711 904,"76 1,021.4115 .. " 2025-zt ..~ 1.382,"Sll,"87 "8,547.181 1..29,007,668 1.39".588,887 16.111,231 ..5llll,000 11,817.231 1\.250 900.000 3,588.150 1.662.1111 1.058.4114 867,"77 " 17 2026.21 8"% 1,"118.581,168 "6.541.181 1.5"5.134,349 1,510,715.568 17,52".301 ",500.000 13.02.,301 11.250 "'.000 3.588,150 1,662,719 1,925,1171 .. " 2027.28 8.'ll. 1,62"..88."9ll .8,547.181 1,871,015.611 1,636,596.8110 18,984,52" ",500.0ll0 1....14.624 11,250 900.000 3,588.750 1,&62,179 1.1125,971 " " 2028.211 ..~ 1,760.923.843 "6.5"7,181 1,8ll1,.7t.024 1,773.052,2"3 20.561,"06 000.000 18.067."06 11.250 1100,000 3.588.150 1.662,779 1,925.911 .. 20 2029-30 '" 1.908,8"1.446 46.5"7.181 1.1155,388.621 \.1120,969,846 22,283,250 4,500,000 11,783.250 11.250 900,000 3,588.150 1.662.779 1.1125.1111 .. " 2030-31 ..~ 2.069.18",121 46,547.181 2.115.731,308 2,081.312,$27 2".143.225 ".500,000 19.143.225 11,250 900,000 3,588.750 1,662.179 1,925.1111 " " 2031.32 8"% 2.2.2.995,$114 .6,547,181 2,289.542.775 2,255.123.1194 26.15'''''38 ",500.000 21,659,438 11.250 900.000 3,588,150 1,662,1711 1,92$,971 " 23 2032.33 8"% 2,"31.401.22. "6,541,181 2,"77.954..05 2,....3,535.624 28,34$.013 4,500.000 23.'.5,013 11,250 900,000 3.588,750 1,662,1711 1.1125,971 " " 2033-34 8.4% 2.635.sa5.430 "6.547,181 2,682,192.611 2,647,113,830 30.11.,176 4,500.000 26.21",176 11.250 1100,000 3,588.750 1,662,179 1.1125,971 " 25 203"-35 ..~ 2.857,039,646 46.547,181 2,1103,586.821 2.8611.168,0046 33.282.3411 ..SOll,ooO 26,712.3.9 11.250 900,000 3,588.150 1.662,7711 1,925.1111 .. " 2035-36' 8""," 3,0117.030,1117 46,547.181 3.1.3,578,\58 3,109.159,377 592.870 592,870 . 1.482 118.514 472,81. (158,011) 630,624 Cumulat,ytITOlals $~1I.1l35.277 $1ll8,!>92.870 S261,342,"01 S271 ,"82 S21718,51" S88&02.814 S311,748682 $1".1'i1ll84'i1 $32851,263 NOles 1/ Rel\eds Ihe adual 2010-1 1 asses~ valua as reporled by Ihe County AsseT-sor, indudino 5ecured uI,I(y values Projed.ooosassumeanannua'9row1hrateoI86""on5ecuredv.lueandO'll.onunToecuredvalue. 21 A la~ rate of 1.16% is u~ for Gross Ta~ 1000ement to relied deb! service ow.rrk:le receipts lor tile San BemardirKI VaHey MuniaPllI Waler Olstf\d, whidl IS proJected by U'e Waler O"Iric11o continue unld year 2035 (http1/www,T-bvmwd.comlproperty_la,,-in'orma1oool) 3IGfossta~incre,""ntrfla!ivedissubfedloanannualc.apol$4.5Mlllion 41 Housin-g Set-A5ideFundsare20'll.ollheOrossl8l<inl;femantrevenues 51 Net Rede""lopmenl Funds are nel of Ilousing sel.aside and the county admOl,strahve lee. 001 before any ta~'"'9 agency payments 61 NegOloaled pass.through payments afe c.alculafed pursuanllo a 1&62 Agreement w~h County 8. Flood Control District, S6 211 pass-through calculahons are based upon applying a 1.16'll. tax rate 10 the annual assessed value above Ihe adjusted base year value. 7/ The Agency w~1 rKe,... only a porlion ollh. tax incremenl genefllted In Ihe IIsI fiscal yeal. proportIOnal 10 Ihe period 01 days lema'nng 1m the ProJect 10 collect increment '41 ,0/27Q011 RSG.1n<: CDCj2011-59 Tax Increment Revenue Projections APPENDIX 4-G Redevelopment Agency of the City of San Bernardino -Northwest Redevelopment Project (After Merger and Amendments) AItP'$5 Remaining ;; AS5euedValueForeent I Annu.IGron C"",, Housing N" Throughs Tax. Increment ;0 ~ """.. Unsecured T.. Illl;I"emental TIX Increment ~ Admin. Fund Redevelopment Including Revenue.fler < < Bond Debt ~ . 84"" ."'"' 1160(1()% Charge Deposit$ 3 Re~enoe 0.$ $8211 Service O/S& Pan.thrus m BY S34,418,781 30 , 2011.12 Aclual 446.933,364 46,5047.181 493.480.545 459,061.764 5.325,118 13.313 1,065,023 4.246.780 1,495,711 1.994,311 756,758 31 3 2012-13 84% 484.47$,767 46.547,181 531,022,946 496,604,167 5.760,608 14402 1,152,122 4,$94,085 1,646.526 1,980.180 967,379 32 . 201).14 84% 525.171,731 46,547,181 571.718,912 537,300,131 6,232.682 15,582 1,246,536 4.970,564 1.810,009 1,962.468 1.198.086 33 5 2014-15 84% 569.286.156 46.547,181 615.833,337 581.414,556 8.744,409 16,861 1,348,882 5.378.666 2.072.107 1.948,184 1.358.374 " 6 201&'16 84~ 617,106.194 46,547,181 663.653.375 629,234.594 7.299,121 18.248 1,459,824 5,821.049 2.356,222 1.932,664 1,532,164 35 7 201~17 84% 668,943,114 46,547,181 715,490.295 681,071,514 7.900,430 19.751 1.S80,086 6.300,593 2,664,202 1,910,837 1,725,554 36 B 2017,18 84,*, 725.134,335 46.547,181 n1.681,516 737,262,735 8,552.248 21,381 1,710,450 6.820,418 2,998,052 1.897,880 1.924.486 37 9 2018-19 ,,% 786.045.619 <16,547,181 832.592,800 798.174,019 9.258,619 23.147 1,851,764 7,383.908 3,359,946 1,872,837 2,151.126 38 1. 2019-20 84'*' 852,073.452 46,547.181 898.620.633 864,201,652 10,024.741 25.062 2,004,948 7,994.731 3.752,238 1.851.640 2,390,853 39 11 202o.21 8,4% 923,647,621 46.547,181 970,194,802 935,776.021 10.855.002 27,138 2,171,000 8.656,864 4,177,484 1,854,579 2,624,801 .. 12 2021.22 84% 1,001,234,022 46,547,181 1.047,781,203 1,013.362,422 11.755,004 29.388 2,351.001 9.374,616 4,638.450 1,808,815 2,927.351 " 13 2022-23 8.4% 1,085.337.679 46,547.181 1.131.684.660 1,097.466.079 12,730,607 31,827 2,546,121 10,152.859 5,138,137 1.m.284 3,237,238 " " 2023-24 ,,% 1.176.506,045 46,547,181 1.223,053.226 1.188,634.445 13,788.160 34.470 2,757,632 10,996,057 5.679,798 1,757,862 3,558,398 " 15 2024-25 84,*, 1.275,332,552 46.547,181 1,321,879,733 1,287,460,952 14.934.547 37,336 2,986,909 11.910,301 6,266,958 1,724001 3.919,342 .. 16 2025-26 ,,% 1,382.460,487 46.547.181 1,429.007,668 1,394.588.887 16,177.231 40,443 3,235,446 12,901.342 6,903.440 2.046207 3,951,895 " 17 2026-27 84~ 1.498.587.168 46,547.181 1.545.134.349 1,510,715.568 17,524,301 43.811 3,504,860 13,975.630 7.593,386 1,466,113 4,916.131 .. 18 2027-28 8.4,*, 1.624,468,490 46,547.181 1.671.015,671 1.636,596,890 18,984,524 47.461 3,796,905 15,140.158,. 8.341,288 1,411,975 5,386,895 47 18 202~29 84% 1.760,923,843 46.547,161 1.807,471,024 1,773,052,243 20.567,406 51,419 4.113,481 16.402,SOtJ 9,152,014 879,825 6,570,668 .. 20 202~30 84% 1.908.841,446 46,547,181 1.955.386,627 1,920,969,848 22.283,250 55,708 4,456,650 17,770,892 10.030,840 681,975 7,ose,077 49 21 203o.31 84% 2.069,184.127 46,547,181 2.115.731.308 2,081,312.527 24,143.225 80.358 4,828,645 19,254.222 10,983,488 8,270.734 50 22 2031-32 8,4% 2,242,995,594 46.547,181 2.289,542.775 2,255,123,994 26,159.438 65.399 5,231,888 20,862,152 12,016.159 8,845,993 50 23 2032.33 84% 2.431,407,224 46.547,181 2.477,954,405 2,443.535,624 28,345.013 70,863 5,669.003 22.605,148 13.135,573 9,469.575 50 24 2033-34 84'*' 2.635,645.430 46,547.181 2,682,192,611 2,647.773,830 30.714,176 76.785 6,142,835 24,494.556 14,349,019 10,145,537 50 25 2034-35 8,4% 2,857.039.646 46,547,181 2,903,588.827 2,869.168.046 33,282.349 63,206 6,656,470 26,542.674 15,692.793 10.849,880 50 26 2035-36G 8,4% 3,097,030,977 46.547,181 3.143,578.158 3.109,159,3n 36,066.249 90.166 7,213,250 28.762,833 17,149,445 11.613.389 CumulallveTOlals 50405408656 $1013,522 581081131 5323313403 $173403,284 S32559637 $117350482 No'" 1/ Reflects ~ ltclulllZill0-11 HSe$Nod VII...... lIS repoll~ by Itle County AaMMO<, iocIudInu PCUI~ U'bily vai.fn. Pr~ IISsume IIn IInnulll IilrOWlh fate of 8 6'!lo on PWred VIlIue IInd 0% on unsecu,~ value 2J A Ia. rBte 0' 1 ,18% I!I used for Gr055 Tu Increment to ,.,lIeet deblMnrice ovenide receipts "" lhe SlIn Bemen:llno VII"y Municipal Will.... District. which is projed~ by Ihe Waler Oisbict to conbnutt unbl year 2035 (hnpJ...........,sbvnYWd_com/pfopertY-Ia.Jnlofmalionl) 31Housinfil Sal-Aside FuodsB'e20'l0 0'1he gross III. increment'.....Bif...... 4/ Net Redev..lopment Funds "'e net olhoosil1fil W1-BSide IInd the oounty ed"*"",,"hve '". but be'<><e "ny lII.il1fil ~ peymenls 5/ The snn....I III. increment ....p 01 54,5 mIIIon .. IISsumed to be incfellBed as part ollhe Me,1l"" IInd Amendments 6/n...Aoency"'r~eOflIy. polIionoflhe III. increment pentlf.led in Ihe last r.s.cs.y...." proporllonal to Ihe period oldllYBf__11fil1of1he Pfoted to colIecI increment RSG,lnc '" IllI27120Il Tax Increment Revenue Projections Redevelopment Agency of the City of 5an Bernardino .5tate College Redevelopment Project (Before Merger and Amendments) ARPass APPENDIX 4-H ~ < . . ~ . < : Secured 840% ,....sr.ed V.lue Forecul' UrlSetured TOIal 000% Incremt'nU,1 Annu.IGron T..lncrement) 116OO()'ll, Counly Adm,n Cllarge Houlin'il Fund DepOlitl' "" Redevelopmenl Revenue' Thr0\f9hl Including S8211 Bond Debt Serviu T..lncremt'nl R.v.nuean.r Debt ServlC4 B' 59,6310138 " 2011-12 Actual 775,428,649 9'.176,829 869,605,'78 859.965.740 9,975.603 24.939 1.995,121 57,955.543 756,182 " 2012.13 8.4% 840.56<1.656 94.176.829 934.7'1.'85 925,101.747 10.131.180 26.828 2,1'6.236 58,558,116 906,826 .. 2013-14 84% 911.172.087 94,176.829 1.005,348,916 995,709.178 11.550,226 28,876 2.3111.045 $9.211,306 1,070.123 " 201'-15 8,4% 987.710.542 94,178.829 1.061,a87,371 1.072.247,633 12.438,073 31,095 2."7.615 $9.919,363 1.389,765 " 2015-16 84% 1.070,678,227 94,176,829 1,164855,056 1,155215.318 13.400.498 33.501 2.610.100 $10.686.897 1.7'2.831 " 2016-17 8.4% 1.160.615,198 94.178,829 1,254.792.027 1.245,152.289 14,<<3.767 36.109 2.l88,753 511.518.904 2.125.554 .. 2017-18 84% 1,258.106.875 94.176,829 1.352,283.704 1.342,643.966 15,57',670 38,937 3,114.934 512,'20.799 2,540,426 " 2016-19 84% 1.363,787.853 94.176.829 1.'57,964.682 1,<<8.32',94' 16.800,569 42,001 3.360.11' $13,398,'54 2.990,147 " 2019-20 8.4% 1.478,346,032 94,176.829 1.!l72.522,861 1,562.883.123 18.129,044' '5.32' 3.625,l89 11','58232 3.477.645 " 2020-21 84% 1,602.527,099 94.176,829 1,696.703,928 1.687,064.190 19,569.945 '8.925 3.913,919 515.607.031 '.006.093 52 2021-22 8,4% 1.737,139.375 94.176,829 1.831.316.204 1.821,676,46& 21,131.<<7 52.829 '.226.219 516.852.329 4,578.930 53 2022.235 8,4% 1,883,059,083 94,176,829 1.977,235912 1,967.596,174 22824,116 57,060 4,564.823 518202,232 5,199,885 Cumul8l,wTOIall 5186.5695378 $-466,'24 $37,313,9(17 5148,789,206 530.184409 3,72'.101 3,723.116 3.720,792 3.716.779 3,715,'50 3.710,020 3.707,294 '.346.672 3.'75.259 3.928.17' ',420.391 ',812,818 5.228,616 $,683.329 6,173.079 6,061,634 10.960,587 11.600.938 12273.399 13,002,347 87,640,572 30.364.225 Nol... lIRelle~\tIeaClual2010-11~valueas'ep:>nedt".\tIeCOl.lr1l'J_,ondu<llngl-eo..o"~l.t1ll1yvat..oel p,-~au.umean""""'grO'Mhra~of85%onMCUl~vllllueandCl'llo,,"~edvlJlue 21'" tal ,"e 011, 16% i6 used ~ Gr088 h. Incremel'lllO ,~!\ecI~ Ie"'oce overfd.e re<:eip15 for tile San Bemaldono "*y MlJ!1CIp8l Waler OIIlrICl....tooC!\. p-0jKIe<l by \tie Water OIIlnct Ie QOrtonue lrtll year 20~ (tapl_lbomwdcom'\lrapenLta._onIormatlOflll JlHO\.l8lrIgSet_AI.odeF.....osare20"4ollhel/fO'Mla.in:..,mer(..,verwes ., NeIR_\lelopmeI'llFuro:lear~ne'lo'IlcUo"'llIe'l_and\tle eo<rt)'ad....-..r'awefee, Wbelore8ff)'Ia>.'",agencv paymenl!l SiThellqenCv.....'e<:e"'eDr1l'\'.porbonol\tle\8l<ncrPlTlel'll\lt'ne<..edon\tlelaslhscalye..'p-op;IrtlonaIlOllleperiodoldal'to'ema"'"'ll""theProjedlocoleclncrement 61 The P'Oft'd Are". orvnal ~rm to colee'> lax """""ment e,tem. I.f'I(II 512&2023 W has been e><lerx:led t". 10 ye... as pari 01 !he p-Gp:>Ied Mer~' an:l Amerdmem \tie 10la1 ~rII1 on lill< ncrernerl \hilt can be allocated and ceilecled "om PJOfIOCl Area ~"175X~lelVlCe 34' 10127f20'1 RSG,in: CDC/2011-59 Tax Increment Revenue Projections APPENDIX 4-1 Redevelopment Agency of the City of San Bernardino -State College Redevelopment Project (After Merger and Amendments) AlPass . Anened V81ue Forecu, Annu'IGrou c_, Hou.lng ..., TtwOl.lghs Tulncrement . > < . Secured Unsecured T0l81 Incremental Tu Increment l "'-dmin Fund Re-development Includirlg Bond Debt R.venuoe.ner < , . 8""' 0"'"' , ,""'"' Cllarg.e Depo.it.4 Revenue" S8211 Se.....j~ Debt Servlc. . BV $9,&39.738 " 2011.12 Actual 775."'28.649 94.176,829 869,605.476 859.965.1040 9,975,603 2-U39 1,j95.121 $7.955.543 762,417 3,720(,101 3,469.025 " 2012-13 84% 6<\0,564,656 94.176.829 934.741.485 925.101,747 10.131,160 26.828 2.146.236 S8.SS8,116 799,341 3.723.116 4,035.659 << 2013-'4 8.4% 911,172,097 94,176.829 1,005.348,918 995.709,178 ll,SSO,m 28.876 3.465.068 $8.056,283 942,674 3,720.792 3,392.811 " lOa.,s 84% 987.710.512 94,176.829 1.081.867,371 1.072.2"1.633 12,"38.073 31.095 3,731."22 $8.675.5sti 1.228,stil 3,716.779 3.730,216 " 201S-16 8,4% 1,070.678,227 94,176,829 1.164855.0SG 1.155,215.318 13,"00."98 33.&11 ",020.149 59,346.847 1.538.462 3,715,"50 ".092.936 " 2018-17 84% 1.160.615.198 94.176,829 1.251,792.021 1.2"5.152.289 14<<3.767 36.109 ",333.130 $10.07".527 1.81",394 3.710,020 ","90.113 " 2017.18 B4% 1.258,106.875 94.176,829 1,352.283.7O.t 1.342.643,966 1M7",670 38.937 ".672."01 510,863,332 2,238.515 3.707,294 ",917,"93 .. 2018-19 8,4% 1.363,781.853 94,176.829 1,"57.964,682 1.<<8.32".9<< 16,800,5e9 "2.001 S.O.t0,171 $11.718.397 2,633,285 ",346.672 ...738,....0 " 2019-20 84% 1,"78.346.032 94,178.829 1.572,522.861 1.5e2.883.123 18,129.<<" "5.32" $,"31.133 512.645287 3.061.182 9.584,105 " 202G-21~ 8,4% 1,602.527,099 94,176,829 1.696,703.928 1.687.064.190 19,$9.945 "8.925 U7U13 513.6&1.036 3.525.023 10.125,013 " 2021.22 B4% 1.737,139,375 94.176,829 1,831.316.204 1,821.676,466 21.131,....7 52,829 6.339.":l4 $1".739,184 ",027.827 10,711.357 " 2022-23 '4% 1.883M9.OS3 94.176.829 1.977.235,912 1,967.596,17" 22.82",116 57,060 6,1147,235 515,919.821 ".572,866 11,346.954 54 202l-2'' 8,4% 2,O.tl.236.O.t6 94,178.829 2.135,"12.875 2.125.773.137 2",858.968 61.647 7,397.691 517.199.830 5.183,689 12.035,941 " 202".25 84% 2,212.899,874 94,176,829 2.306.876,703 2,297.236,965 26,647,949 66.820 7,994.U5 518.586,94" 5,804,1"1 12.782,1lo.t " 2025-25- '4% 2,398,566.663 94.116,829 2,"92.7"3,"92 2.483.103,75.- 28.1lo.t,0Q4 72,010 8.641.201 $20,090.792 6,"98,390 lU92,4Q2 57 2026-27 8.4% 2.600,046.263 94,116.829 2.694.223,092 2.684.583.35.- 31,141.167 77.853 9.342,350 521.720.964 7.250,957 '....70,007 " 2027-28 84% 2.818,"50.1"9 94,118.829 2.912,626.978 2.902,987.2"0 33,67".852 84.187 10,102,398 523,"86.070 8.066,739 15,"21.331 " 2028-29 84% 3,055.199,961 94,116.829 3.'''9,378.790 3.139,737.052 36."20.950 91,052 10,926,285 $25."03,812 ,8.951,O.t7 16."52,565 80 2029-30 84% 3,311,836,758 94.116,829 3."06.013,587 3,396.373.849 39.397,937 98,"95 11.819,311 $27."80,061 9,909,637 17.570,"2" " 2030-31 8,4% 3.590,031.046 94.116,829 3,684.207,875 3,67".568,137 "2.62",990 106.562 12.787."97 529,730,931 .;~ 10,948.7"8 18,782.183 62 2031-32 84% 3.891,593.65.- 94,116.829 3.985.770."83 3.976,130.7"5 "6,123.111 115.308 13,138.935 532.170.87" 12.015,145 20,095,729 63 2032-33" 84% ",218."87,520 94178,829 ",312,664.349 ",303,02",611 "9,915.085 12",788 ''',97''.526 $34815.772 13.296,159 21,519.813 Cumu!llliveToIals $545978.355 $1.~946 $161.722828 $362.890,581 $115,169230 $30.~,225 5237,357.127 ~ 11 Ren.ctstneac:tuol201(}.11 85MS8ed~aI,," ..r.,porlO<tt".tneCO<nyI<uHaor.l/'lCIuIX1g~IIdl.ClIlty~alues ~-"""an.......",CMlhral.,oI88"'onM(Ued~aIuo ....:jO'll.(IIllne(U'ed~......, 2JAtax'.eol1,16'llo_ .....skM'GtOllll T.'Ino'_nttcr.~detll~oveNlde"""lfl!8b!he San 8emardno Valley MuroapalWa~ro.troct. __l"o,led<ldt".lheWa1.,,- DBtncttocorPlue......1I"'ar2015 IhltpllwwwWiftM(lCOfnll"ope>lLtax_lflbmal>Ot:tl 31Hou1ong Set.~ F.........., 20% 01 !he grOllll 1;.. n<;I'emenl ",~."..,.,....u FY 201).1. _n lhe~ nn_to 3O'llo "om !he 10 1"'.... exte.-..on 41 ~ Redevelopn'!ent FurdI......, nel OIt'oouP'QHI....lIt'dtl'll! ~ ilOr'r'nllra....., 1M. ~ belOl'e iffyl"'1"G iigetIC)' POyrrlent5 $I The Age<q..... '-"'e cniy a pot1IOn of !he tax na-......nt generated ..lhelllll! Mc:aIyea' prcport>cnaltothe pe-ncQ oIdays'~ lor the PfojIldlc coIe<:t na-emenl ""eaequa.'75X~H"'OC:" '. RSG.1nc 344 100712011 Tax Increment Revenue Projections Redevelopment Agency of the City of San Bernardino ~Uptown Redevelopment Project Area APPENDIX 4.J All Pass Tulnerement . > ASHSHdVllueFof1least' Annual Grou County Hou$ing N.' Through$ Re~nueatter > . Secured Un$ecure<l Total Incremenlal Tulner,ment' Admm . . Fund Redevelopmenl lnelud,ng BondOebt Debt5ervlee . . DepOlits 3 Revenue" 0 . 840% 0.00% 1.16000% Charge 88211 Serviee &211 PT BY 591.055,1n ;... 2003.04 Actual 5143.511,659 552,456,482 ~-,-9051 25_2010;Jl-.-Aelua.'-1@~~9~__22",1~8,87.0_2PfJ.2g.~J7,21!..886-'.359.6:;e_,3,3~271,9J2-t.-~4.,32~~J29_~07,693_ ,. 2011.12 Actual 176,124,618 21,484,348 197,608.966 106,553.789 1,236.024 3.090 241,205 985,729 594,831 410,851 (19,959) 27 2012-13 ,,% 190,919.086 21,48-4,348 212403,434 121.348.251 1,401,640 3.519 281,528 1,122.593 655.4n 408.678 58.437 2B 2013-14 84% 206.956,289 21.48-4,348 228.440,637 131.385,460 1.593,611 3.984 311.134 1,270.953 119,527 406,181 144,645 29 2014-15 84% 224,340,617 21.484.348 245,824,965 154,169,788 1.795,330 4,488 359,066 1,431,775 821,117 409,552 201,106 3D 2015-16 ,,% 243.185,229 21,484.348 264,669.577 173,814,400 2,013.927 5,035 402,785 1.606,101 929.489 401,452 269.166 " 2016--17 8,4% 263,612,789 21,484,348 285,091.137 194,041.960 2.250,887 5,627 450,177 1.795,082 1,045,176 410.014 339.892 32 2017-18 84% 285.756.263 21,484,348 307.240,611 216.185,434 2,507,751 6.269 501,550 1.999,931 1.168.758 407.326 423,847 33 2018-19 8,4% 309,759,789 21.484,348 331,244,137 240,188,960 2.786,192 8.965 551,238 2,221.988 1.300,862 409,811 511,515 " 2019-20 ,,% 335.779,611 21.484.348 357,263,959 266,208.782 3,088.022 7,720 617,604 2.462,697 1.442.165 406,347 614,185 " 202().21 8,4% 363,985,098 21,48-4,~ 385.469.446 294,414.269 3,415,206 8.538 683,041 2.123,626 1,593,403 408.184 722.039 36 2021-22 ,,% 394.559.647 21.484,348 416.044,195 324.989,018 3,769,873 9.425 753.975 3,006.473 1.755,372 419,952 831.149 37 2022-23 64% 427,702.614 21.484,348 449.187,222 358.132,045 4.154,332 10.386 830,866 3,313,080 1.928,933 406,390 917.756 3B 2023-24 84% 463.629,915 21,464.348 485,114.263 394,059,066 4,571.065 11,426 914.217 3.645,441 2,115.020 407,323 1.123,097 39 2024.25 8,4% 502,574,628 21,484.348 524,059.178 433,003.999 5,022.846 12,557 1,004,569 4.005,720 2,314,645 405,215 1.285.660 " 2025-26 8,4% 544,791.114 21,464,348 566.275.462 475.220.285 5,512,555 13.761 1,102,511 4.396.263 2.528,902 4-48.721 1,418.640 " 2026-21 6,4% 590.553.567 21.484,348 812.037,915 520.962,736 6.043,400 15.106 1.206,680 4,819.611 2.758,977 330,964 1,729,670 42 2021.26 ,,% 8-40,160,067 21.484,346 661,64-4,415 570.589,238 6.618.835 18,547 1.323,767 5,278,521 3,006.156 2.212,365 " 2028-29 84% 693,933,512 21,41:14.346 715,417,660 624,362,683 7,242.607 16,101 1.~,52' 5.775,979 3,271.632 2.504.147 .. 2029-30 ,,% 752,223,926 21,484,346 773,708,218 682,853.099 7,918,776 19,797 1,583,755 8.315,224 3,557,512 2,751.711 " 203().31 8,4% 815,410,137 21,484,348 836.895,065 745.839,908 8.651,743 21.629 1,730,349 8,699,765 3.864.831 3,034,934 .. 2031.32 ,,% 883.905,239 21.484,348 905,389,587 814,334,410 9.448,279 23,616 1,889.256 7,533,408 4,195.560 3.337,848 " 2032.33 ,,% 958,153,280 21,464.346 919,637.628 888,582,451 10,307.556 25,169 2.061,511 8,220,276 4,551.615 3.668.661 " 2033-34 6.4% 1,038,638.155 21,484,348 1.060.122,503 969.067.326 11,241,181 28.103 2,248,236 6,964.842 4,935,077 4,029.765 .. 2034.35 8,4% 1,125,683.760 21,484,348 1,141.368,108 1,056,312,931 12.253,230 30,633 2,450.646 9,771.951 5.461.~6 4.310,405 SO 2035-36 ,,% 1,220.457,996 21.484.348 1.241.942,344 1,150,887,167 13.350,291 33.376 2,670.058 10,646.857 8.029.635 4,617,223 " , 2038-37~ ,,% 1,322.976,468 21,464,346 1.344,460.816 1.253,405,639 1<1,539505 36,349 2.907.901 11,595,256 6,642,787 4952,469 CumulabveTolal$ 5152,738.744 $381,841 $30,547,149 $121.809,149 69,169,212 6,503,362 46,116.575 Note$ II Relects the eclual 2010-1 I aUI05..,dvalue IS fepOf1ed by !he CounlyAsse$!IOf,lIdudlng 5eCUf~ u6lilyvalUM, PfojecllOl1O' lS50me an a""",,1 gr"""'" r.~ofll,6%on$e<:U'.dv"'ue and Q%onun5ecu.dv.I"". 2i A ta. rate 011,16% if, uM<I for Gron h. 1....._10 relect debt ..,Me. .....mde r.....ipts for the San Bemllldlno Valley UunlciJlal Will.... o;.,u;ct. y,t,;d1 if, p<ojected by the W.I.... o;$lrl'" to ccntlfIUe until ynr 2035 (hllp:/_st>vmwd com/ploperty_ta.}nlormlbonl) 31 HouamgSet-Ao.Ide Funds life 20% 01 the \If 0$$ ta. incremenlr.venues 41 Net R.development Fundi.... net ofhoue.ing ...I-alide In<:Ithe county Idministralrve fee, buI before any laxing .gency p.yments 51 The Agen-cy wi. receive only _ pO<Iion ollhe la.lncrement lI_at~ in the last heal year. propor1lOOllllo the period 01 daY'" ,e"",nng lor the Project to colled inaernent 61 The P'ojed Aiel" term to collecllu increment _.-tends unbI1/1712031: the total ~mil on luln<:re""'n1lh_1 can be douted Ind co.ected from Pfojeel AI.. equal, 1.15Jl. debt s-ervioe 10127120t1 RSG.lnc 345 CDC/2011-59 Added Areas . 346 Tax Increment Revenue Projections Appendl.4.K Redevelopment Agency of the City of San Bernardino - Merged Area B (All Added Areas) AnnMdV,tlueFOIecall' Annual Gron C..., -", - Stat\J.~ h.lna.....n1 . Stocured' """'"" lQlal Ino;"merUI lulncr"""'l _. ,- , ,-- P._TlVougll ,.- " .""' '''"' ''''''''"' CNorge Deposlb' Re-;enue' Pa,""'nls " .. $166.869176 $.5980408 $.174649~ , 2012.13 ... 1l:>,5;/3fj43 5,960,406 181,604,351 6,/5<1167 0 0 , , 0 0 , 2013-14 ... 182,646901 5,960406 188.625309 13.m:l,n5 137,797 "" 21.S5O 109,693 27,559 82,334 , 2014-15 ... 169,954857 5.960.4ll6 195.935265 21,085,6lI1 210.857 '" 42.171 168,1$.8 42.171 1~,9B7 . 2015-16 ... 197,!)53.051 S.960.4ll6 200,533.459 26,6&3,675 "'''' m ".,.. 226,754 57,366 171.366 , 2016-17 ... 205.455,173 5,960.4oe 211435,561 36,585,997 365,860 '" 73.172 291.n3 73.1n 218,601 , 201J.16 ... 213673,~ 5,960,4oe 219,653,768 44,804204 448,[142 1,120 89,6Ol!I 357,314 89.6Ol! 267,705 , 2016-19 ... 222,220,315 5,960,406 228200.723 53.351,139 533,511 1.334 106.702 415,475 100,702 318,17.3 . 2019-20 ... 231.109,126 5.960,406 237.089536 62.239,952 622,400 1.556 124,480 4\16,364 124.480 311.884 , mo." ... 240.353493 5.960.4oe 246,333,901 11,4&4,317 714643 1.7117 U2JI69 570,067 142,969 427.119 " 2021.22 ... 249.967.633 5.960.4oe 255,9-18,041 61.096.457 810,965 2,027 162.197 646.760 162,197 4&4,563 " 2022.23 ... 259,966,336 5,960,408 ;$59-16,746 91,097,162 910,972 2,277 162.194 726,500 196,992 527,508 " 2023-24 ... 270.31>4,991 5,960,408 276,345,m 101,495,815 1.014956 2,537 202.892 809,429 237,~9 572,170 " 2024-25 ... 281,179,591 5,960,406 287.159.999 112,310.415 U23.104 ,'" 224,621 895,676 277.057 618.619 " """ ... 292.426.775 5.960408 298.407.183 123.557,599 1,235,576 3,089 241,115 965,372 318447 666.925 " ",." ... 304123846 5.980406 31G,104254 1352$4670 1,352.547 3,361 %70.509 1078,656 361.492 717,164 " 2027.28 ... 316,2&8,800 5,960,406 322,2119,208 147.419624 1.474.196 3,6lI5 294.639 1,175,671 406.~9 769,413 " "'." ... 326,940,352 5.960.406 334,920.760 160,071,176 1.600.712 '.<m 320.142 1.276,568 452,817 823,751 " ""." ... 342,097,966 5,960,406 348,076.374 173,228.790 1.732.288 4,33' 346,4sa 1.381,500 501,237 880,263 " 2tl30-31 ... 355,781.884 5,960,406 361.762.292 186,912,706 1.1:169,127 4.673 313,625 1.490.629 $51.593 939.035 " 2001.32 ... 170.013,160 5,eeo4(l8 375.993,568 201,143,984 2,011440 5.'" ~".. 1,604123 '"'''' 1000,159 " 2002-33 ... 384.613.686 5,980406 390,7S4094 :215.944,510 2.159,445 5,399 431.889 1,722.157 658.430 1063727 " "'". ... 400,206,234 5.980400 406,186,6-42 23'.337.058 2.313.371 5,783 4&2.674 1,844,913 715,075 1129.838 " 2034-35 ... 416,214483 $,980,406 422,194,891 247.345.307 2.473453 6,184 49-4.6111 1.972579 n3.985 1198,594 " 203!>-36 ... 432,863062 5,960,408 438,643.470 263,993,886 2,639939 MOO m.... 2.105.351 635.252 1270,099 " ""''' ... 450.177565 5,980,406 456.157.993 281.308,409 2,813,084 7.033 ~2,617 2,243435 898.970 1,344465 " 2007.38 ... 46&,184688 5.960.406 474.165,096 299.315,512 2.993,155 7,483 S96.631 2.387,041 965,:236 1421.806 " ",." ... 486,91:2,076 5,980,406 492,892.484 318.042.900 3.180.429 7,951 636.086 2.536,392 1,034152 1,502,240 " 2039-40 ... 506,388,559 5,980,406 512,368,967 337,519,38.3 3375,194 6.438 675.0311 2.691.717 1,105,826 1,585,891 " "'0." ... 526,644101 5.980.406 532.624.509 357,774,925 3,571.749 S.... 715.550 2,853.255 1,180,366 1,672,889 " 2041-42 ... 547.709.865 5.\180.406 553690.273 378,840,689 3,788,407 9.471 757.1181 3,021254 1.~7888 1,763,366 " 2042-43 ... 569.618,260 5.980.408 575,598,668 400,749,084 4,007,491 10.019 101.498 3,195,974 1.363,049 1.832,925 " "',.... ... 592,41)2.990 5,980.408 596,383,396 423.533.814 4,235338 10.588 &47.068 3,377.682 1.472.415 1,90521$7 " "',..., ... 616,099,110 5,960,406 622,079,Me 447.229934 4,472.299 11,181 694.460 3.566.659 156&,157 1,960,502 " "'''' ... &40,743,074 5,960,406 646.m,482 471,873,898 4.718,739 11,797 943.748 3,763.194 1,704,448 2,058,747 " ""'" ... 666,372.797 5.980,408 6n.~3.205 497,503,621 4975,OJlS 12,438 ~5,OO7 3,967.591 1,827,470 2,140,121 " 2047-46 ... 693.027.709 5.960,408 6f19,OO8,117 524,158,533 5,241,585 13,104 1,048.311 4,180,164 1,955,414 2.224.750 " "'... ... 720.748.817 5,960,408 726,729,225 551.679,841 5,518,796 13.797 l.103.1S1l 4.40040 2.088.475 2,312.765 " "'''' ",. 749,578,770 5,980406 755,559,178 !>80.709.594 5.807.096 14.516 1.161.4UI 4631,159 2.226,859 2,404300 " ""''' ... 779,561,9:21 5.980,401l 785.542.329 610,692.745 6.106.927 15,267 1.221.3lIS 4870.275 2,370,778 2,499,496 " 2051-52 ... 810,144397 5,960408 816.724805 641,875,221 6,418,752 16,047 1.2lI].750 $,118955 2,520,454 2,598,501 " 2052.53 ... 843.174173 5,960408 849.154.561 674.304997 6,743,050 16.858 1.J.4.6.610 5,3n,582 2.676,117 2701,465 " """. ... 876.901,\40 5.98040ll 882,881548 70B.031.964 7.080.320 17.701 1,4HI,084 5,646,555 2.838.006 2.ll08,548 " 2054.55 ... 911,971,11l6 5,960.408 917,951,594 743.108.010 7.431.080 18.576 1...216 5.926,21l6 3.006,371 2.9111,915 .. """ ... 948456,273 5,980.408 &54.436,681 779,581.097 7,795871 19.490 1.559,174 6,217.:207 3,181,471 3,035,136 " """" ... 986.394524 5,980408 992374932 617,5~,348 8175.253 20.438 U35.1151 6519.765 3363.575 3,156.190 Cumula1".elQla.. $136497.914 $341245 $21.m.583 $108857,066 $48341~ $-6O,515.!>02 _ll_Ir"",CounIy"-,,:l'lllCl-'1RoI 2JSeeur~V_..~dll>f1_a112% 3I~edv-.II'_'-'_~.O'Jl. 41~SeI._F"""",_.2O%"',",lI"'"ta."",,._rrtr.._ 51N.lR.cMv~F.....o."'MI"'~wt.aotde_Co~-.....bul-e"~la>rng~p~ 61n.....genqr....""'......~.~"'lhelln"""_ll"'_..dn'"'lastllsl:..I"'_.plopo<TIOn.lO...penod"'dWVOor.~lorlh.I't<l~loeofKt"""- ROO, In< ICV27oW11 '" CDCj2011-59 Tax Increment Revenue Projections Appendix 4.L Redevelopment Agency of the City of San Bernardino - Merged Area B (Added Area A) " ....HS-..dV.~Fo..ca.I' ...........IGron C...., HOU$ini '" SISMOfy Tulnc_ .! SeCU'e<I' u.._o<' To'''' lnaem.n~ T....nc._1 Admin '"'" Redft'e1opmen1 P...TlYough Reven... . ."" 0"" 10??oo% Cha'<Je Dep.o&iIf,' Revenue' Payments " 201'.12 $19<1,190 " 519<t,190 , 2'012-13 4,0% 201.958 0 201,953 7,7&8 0 0 0 0 0 , 201]..,. ""' 210.036 0 "'0,036 1M.1S '" " '" " " , 2014.'5 40'4 218.437 0 2".437 24.2.H '" .. '" .. '" . 2015-16 "" 227.175 0 227.175 32.985 "0 " '" " '" , 201&-17 4.0% 236.262 0 236.262 42.072 '" " ". " '" . 2017-18 40% 245.712 0 245,712 51,522 '" , 'OS '" 'OS '" , 2'01&-'18 40% 25M41 0 255,!5041 61,351 ... , '" ... '" '" . 2019-20 (O'llo 265.762 0 265.762 71.$72 '" , '" '" '" '" . 2020.21 ." 276.393 , 278.393 $2,203 '" , ". ... '" ... " 2021.22 ".. 217,449 0 217,449 83.259 '" , '" ,.. '" '" " 2022-23 40% 298.947 0 298,947 10<1,757 I,O~ , "0 '" '" '" " 202~24 "O'll. 310,ilM 0 31D,i().6 116,114 1,167 , '" ." '" ... " 2024.25 4,0% 323.341 , 323.341 12i,151 12i2 , '" 1,030 '" '" .. 2025-26 4.0% , 336,27-4 , 336274 142.084 1.421 . '" 1.133 '" '" " 202&-27 4,0% 349.725 , 349.725 155,535 1.555 . '" 1240 ." '" " 2027-28 .... 363,714 0 363,714 169,524 1.695 . '" 1,352 '" ... " 2028-29 40% 378~3 0 378263 18-4,073 1,841 , ". 1,4U '" '" " 2029-30 40% 393,393 0 393,393 li9203 1,992 , ". 1,589 '" 1.012 " 2030-31 ." 4lli,l29 0 40i1,129 214,839 2,149 , '" 1.1'4 ". 1,030 " 2031-32 ." 425.494 , 425.494 231,304 2.313 . .., 1,8-45 '" 1.15<1 " 2032-33 ." 442,514 0 442.514 248.324 2.483 , '" 1.980 '" 1223 " 2033-34 .... 460.215 0 460.215 266,025 ,.'" , '" 2,122 '" "" " 2034.35 .... 478,623 0 478,623 28-4,433 ,.... , .., 22~ ." 1.378 " 2035-36 40% 497,768 0 4$7,768 303,578 3,036 . '" 2,~1 ... 1.461 " 2036-37 40% 517,678 , 517,678 323,489 3.235 . '" ,~2.580 1.034 ,.... " 2037-36 .... 538,3&6 , 538,3&6 344.196 3,442 , ... ~2.7-45 1.110 1,635 " 2038-39 ." 558,921 0 559,821 365,731 3.657 . '" 2,917 I,I8i 1,727 " 203i-40 40"'- 542,318 0 582,318 386,128 3,881 " '" 3,Oi5 1272 1.824 " 2040-4' 4,0"'- 605,611 0 605,611 4",421 4,114 " '" 3.281 1.357 1.824 '" 2041-42 40% 629.835 , 629,835 435.645 4,356 " '" 3.474 1,447 2,028 " 2042-43 40% 655.02i , 655.028 460.839 4.608 " on 3,675 1,567 2.108 " 2043-44 ". 681.230 0 681,230 487.1)40 4.870 " '" 3.884 1,693 2,181 " 20<<-45 ." 708,479 0 708.479 514289 5.143 " '." 4,101 1,824 2277 " 2045-46 .... 736,818 0 736,818 5-42,628 5,426 .. 1,085 4.327 .."'" 2,367 " ,,~, 40% 766291 0 766291 572,101 5,721 " 1,144 4.56) 2.l01 2,461 " 2047-48 40% 796,M3 , 796.M3 602,753 6,026 " "M 4.807 2,249 2.558 " "'.., ." 628.820 , 828.820 634.630 '.m " 1,26' 5,061 2,402 ,.'" " 204i-50 .... 861.873 0 861,t73 667,783 6.878 " "" 5,326 2,561 2,765 " 205G-51 ." 896,452 0 816.452 702.262 7,023 " 1,405 5,601 2,126 2,874 " 2051-52 .... 932,310 0 832,310 738,120 7,381 " 1,47' 5.887 2.898 2,968 " 2052.53 40% 968.603 , So6',803 775,413 7,75<1 " I,U1 6,184 3,077 3,107 " 2053-154 4,0% 1,008,387 , 1,008,387 814.197 8,142 " "" 6.493 22" ,,'" " 20154-55 .... 1.048.722 0 1,048,722 8154,532 8,1545 " 1,1Of 6,815 3.457 3.358 .. 2055-56 40% 1.0i0,671 0 1,090,671 896,481 8.1165 " 1,113 7,149 3,65' 3.491 .. 2056-57 40% 1,134298 0 113-4,298 940,108 i,401 " ,.... H87 7.... 3629 Cumula~~Tolfl" $I56,S065f7 ni2 $31,Ji3 $125.180 $55,590 ~i.$90 '-11"-<l~om~_201o-11RoI 2JS-....V_~.q>e<1o-d\oIl''''''..4,., 31~.dV_II'_f...-.mo-d..O'llo 41IOouoingSel--A.oKloFuna..2O'llool....II'OM.....,......""_ 51 NetR."..ek>pmenIF"""'."neIoI"->gMl___eo ",,","-__Ige,IIul_,,~...-.g~~ l\IThe"'_"'teGe"'~.",,",""oI"''''_.me<lI__''lNlMl__ye.,pt~Io''''peno.dol~.....-.g''''''''_<l'''..A\ocohd'''''.menI RSG,1nc '" 10/27/2011 Tax Increment Revenue Projections Appendlx4-M Redevelopment Agency of the City of San Bernardino. Merged Area B (Added Area B) A.....MdV.h"'FOtK..t' Ann.....IG.O&I """" H~"ll ,. ,~- Ta.Inc.....,.nt > S.C"'M' Unlooc.....'" 'N' 1nc:,...,...nIlol T..Inc'........ M_ ,- Rfrdevelopmenl ,-~ , PauTh'''''gh " ",,. """ ,~ Cl\a"~ Deposila' R..."",,' P.y......nto " 2011_11 51522375 '" 51522.375 , 2()12-13 .,. l.583,210 0 U:'83_270 00_895 0 0 0 0 0 , 2013-1~ .,. 1,&46,601 0 1.1>45,601 12~22l5 \,242 '" '" '" m , 20'4-15 .,. 1.112455 0 1.712_455 190.0ll0 1.901 ~ 1,52\ ~ 1,\41 . 20\&.'6 .,. 1,760.963 0 1,760,9063 "'.... '''''' '" 2,062 '" 1.545 , 2016-17 .,. 1,852,202 , 1,852,202 329,821 ".. ... "" ... 1.Q71 . 2011-18 .,. '_926,290 0 1.92'8290 403,1115 4,039 " ... 3,221 ... 2,413 , 2018-19 ... 2.ClO3,342 0 2,003342 480,961 4,510 " .., 3.1136 '" 2,8H . 201Q.-2O .,. 2.oa3,~75 o. 2,083475 5Il1.100 5.611 " 1.122 4,~75 1.122 3,353 . 202Q..21 .,. 2.166,814 , 2_16$,814 644,~39 .<<. " un 5,1311 1,2811 3,851 " 2021_22 .,. 2,253,487 0 2,253,~57 731.112 7_311 " ,..., 5,831 1,452 "" " 202'2_23 .,. 2,343.112'6 , 2,3<13621; 821,251 8,213 " 1.643 8.549 1,7114 4.751i " 2023-24 .,. 2,437.371 , 2,~37.371 11'41196 11,150 " 1.830 7.297 2,139 5,158 " 2024-2'5 .,. 2.53<1,866 0 2,534866 1,012,4111 10,125 " 2.025 8,075 2,198 5,571 " """" .,. 2,536,2'61 0 2_1136,2'61 1,113,8llll 11.139 " "" 8.8-83 2871 8,0'2 " 2026-27 .,. 2.741,711 0 2_741,711 1,2111,338 12.1113 " U,. 1I,72~ 3,259 8,455 " 2027-28 .,. 2,85\.380 , 2,851,360 1.329,005 13_290 " 2,858 10,5911 '''' 11.1136 " "".." .,. 2,1185_435 , 2,965,435 1,<<3.060 14,~31 " ,.... 11.508 '.'" 7.42'6 " "".." .,. 3,084,052 0 3,084032 1.561.877 15,817 " 3.123 12451 4,5111 7.1136 " 20:>>-31 ... 3,207,~15 0 3,207.415 \,685,0010 18,850 " 3,370 13,438 "_1173 .... " 2031-32 .,. 3.335,711 0 3.335,711 1,813,338 '8.133 " 3.627 14451 5.115 0,017 " 2032.33 .,. 3.'1611.110 , 3,4611,\10 1,~,7115 III_lea " u.. 15.52'5 5,1136 ..'" " ""." .,. 3,607_905 , 3607,lIO!i 2,085_530 20,855 " ~.171 18,632 ..'" 10,'88 " ",.." .,. 3.752,221 , 3.752_221 2,220,80\6 "'" " ..... 17,783 6,1178 10,&05 " ""." .,. 3,1102,310 0 3.1102.310 2_3711,1135 23,7911 .. 4.160 18,1/60 7_530 11,450 " 2036-37 .,. 4,058,403 0 4_058,403 2_538,028 25,360 " 5,072 20,225 8.100 12,121 " "n... .." 4,22(1.7311 , 4,220.739 2,6~,364 ".... " U97 21,5111 8,70;2 12,818 " ""..,. .,. 4,S8II.568 , 4,3811,56& 2,867,\113 28,612 " 5.1)4 n.... O,n3 13,513 " ,,,... .,. 4,565_151 , 1,565,151 3,OO2716 30,428 " ..... 24_266 ..'" 14,297 " "'"" .,. ~,747.751 , 4,7~7,757 3,225.362 n,254 " 8.451 25.722 10,641 15,08\ " 201'-42 .,. 1,937,661 0 4,937,667 3,415,192 34,153 " &,831 27,237 11.340 15.897 " 2042-43 ... 5,135,174 5,135,174 3_612.1911 38,128 ~ "" 28,812 12,288 18.524 " "'.... .,. 5,3<10,581 5.340,581 3,818,206 36.182 " ,." 30,450 13,274 17.176 " -., .,. 5,550(.204 5,55001,201 4.031,8211 40_318 '" ,.~ 32.154 14,2l1li 17.854 " "',... .,. 5,776_372 5,776,372 1,253_l1li7 42,540 ". ..... 33.926 15,366 18,560 " "...., .,. 8_007,427 6,007427 4.485.052 44,851 '" 8.1170 35.768 '6.475 19.293 " 2017-48 .,. 8,2~7,724 6.247.724 4.725,3411 47253 ". .~, 37,685 17.626 ~"" " "..... ... 6,491,633 6.497,633 4915,258 19_753 ". 9.'51 39,676 18,828 20.850 " "'.~ .,. 6,757.539 8,757,5311 5,235,1&4 52,352 '" 10.410 11,750 20,075 21.675 " -" .,. 7,027.80\0 1,027,80\0 5,505,455 55,055 m H.Oll 43_906 21,373 2:2,533 .. 2051.52 ... 7.3081l54 7,308,1151 5,786.5711 57,866 '" 11.573 16,148 22.722 23,426 " 2052_53 .,. 7,601,312 7,801,312 6_076,'37 60,789 '" 1<1,158 48,180 24,126 21_354 " -~ .,. 7,905,:364 7.905,364 11,)82,989 63.830 '00 1<1.766 ~... 25.585 25_3111 " 2054-55 .,. 8,221,5711 8,2411,579 6.699,201 56,9112 '" 13.398 53.426 27,103 26,323 .. ""'" .,. 8,550142 8550,""'2 7,028,067 70,281 ". 11.058 56_0019 28.681 27.368 " ",.,." .,. 8,892480 8.892160 1,370085 73.701 '" 1~.740 58.776 30.313 28.453 Cu"",lal".ToIalo 51.230.~" 53012 5246,1011 5981,364 5435,605 $54555f1 _"......__CCKJnIy..._..:1C1l).'lR.... 2JSe<:<n<lVO......Cl"'<lodloil'ow..2' 3l~v.....lI"""""....-.od.lll'Jl. 4-fIo<JM'IOSot...._F_I'.2O'loolltloll'_...ncr.mofII..._ 51.....R_'tIOpmt..f...........IOr~....-.1I_......to ...........,.._,",tubolofO-.nyll''''II.nqpo",- r.-Thl....IIOf'C'...'.""".onI,-.portlono!.......000I.___...ltlo...._l'O.._ptOp:>rI>Of-.lto\llO""""""orcllyo_Ior\llO_...,1.61O.-"'~....... ROO_lnc lo-27~" 349 CDC/2011-59 Tax Increment Revenue Projections Appendl1l4-O Redevelopment Agency of the City of San Bernardino - Merged Area B (Added Area D) Af,.....se<tV.I...FOIKMt' ~G'ou 0_, Hotning '"' "''''0'' t..lnc'....-...l > Securl!'d' U~"" 'do Incre_nta( tulne,"""" -" ,- .-- P_Tlwough .~- , f ""'" """ """'''''' 0'- De_Ib' Re<oI~' P~v""""". " ;>011_12 S156Z' 0:>9 " $15622029 , 201~-lJ 41J';(, 16,14t>,lrlO , 16,~46,..1O 6.<4,6111 , , , , , , , ;>013-14 ",. 16,696,767 0 10,696.767 1.274,756 12.746 32 2.550 10.100 ''''' 7.617 , 2014.15 ". 17,572658 , 17.572658 1,950,629 19,5CE 3.liOl 15,606 3901 11,7001 . 2015-16 ". 18,275,5&4 , 16.275.5&4 2,653,535 26,535 " 5.307 21,162 5.307 15,655 , 2016-17 ... 19,006,587 , 19,006.587 3,384,558 "'" " &.76'i '"'' 6.769 2O.m , 2017-18 ... 19.700,850 0 19,766,650 4,144821 41446 '" '.m 33,055 ''''' ~}65 , 201&-19 ... 20,$57,524 , 20,557,524 4,935.495 49,355 '" fI.87l 39,361 9,871 29,490 . 2019-20 ... 21,379,625 0 21,379,825 5,757.796 57,576 ,~ 11.51' <15,918 11.516 34,403 , """ ... 22,2~,016 , 22.235018 6,612,989 00,130 '" "no 52,739 13,226 39.513 " 2021-22 ... 23.12<1419 , 23.124419 7,502,390 75,024 ". 15,005 59,632 15,005 44,627 " """" ... 24,049,396 0 24,049,396 8,427,367 84,274 '" 11.855 67.208 16,409 48,800 " ""''' ... 25,011,372 , 25,011,372 9389.343 93,893 '" 1I,m 74.880 21,&49 52,931 " 2024.25 ... 26,011,827 , 26,011.627 10,389,798 103,898 "" 20,760 82,859 25,1;30 "''' " ""." ... 27.052.300 , 27.052.300 lU3O,271 114,303 ". '"'' 91.156 29,459 61.fl97 " ",." ... 28.134,392 , 26,134,392 12,512,:363 125,124 '" 25.025 99,786 33,441 66.345 " 2027-28 ... 29,259,767 0 29,259,767 13.637.738 136,377 '" 27.275 106.761 37,583 71.178 " ""." ... 30,430,158 , 30,430.1511 14,808.129 146081 '" 2lU16 118,095 41.890 76,205 " ",.., ... 31,647.364 , 31.647.364 16.025,335 160,253 ." 32.051 127,802 ".m 81,433 " ">>-,, ... 32,913.259 0 32.913.259 17,291,230 172,912 '" :)<I,SS2 137,898 51,026 86.870 20 2031.32 ... 34,229.789 , 34229.789 16,607,760 166,076 '" 37.216 148,397 $5,873 92.524 " ""'-" ... 35.598,981 , 35,596,961 19,976,952 199.no ". 3U54 159.316 60,911 98,405 " ",,'" ... 37,022,940 , 37,022,940 2\.400.911 21<1009 ". ".'" 170.672 66.151 1004,521 23 ""-,, ... 3tl,SOO,858 0 36,503,85l! 22.8fll.829 22e.B18 '" 45.764 182,483 71.601 110,Bel " ""'" ... 40,044012 , 40,044.012 24.421,983 244,220 '" ~... 194.765 n.'" 117,496 " 2036-37 ... 41.645.772 , 4t.645,m 26,023,743 260,237 '" ".., 207,539 83,163 124376 " 2037..J8 ... 43,311,603 , 43,311,603 27,689,574 276,896 '" 55.37i 220.82<1 """ 131.531 " ",." ... 45,044,ooe , 45,044,()68 2\1422.039 """" ". 51.844 23<1,641 "'" 138,972 " ,,"-', ... 46,~5,830 , <16,~5,63O 31.223.801 312.236 7" ".- 249,010 102,300 146,710 " ",.,.., ... 46,719,663 , 46.719663 33,097,634 330,976 ." 66.1f15 263,954 109,195 154.756 " 2041"'2 ". 50,668450 , 50.668.450 35,046.421 ""'" 07' "'." 279,495 116.367 163,128 " 20<12...3 ... 52.695,1Be , 52,695,166 37,073.159 370,732 '" 74,146 295.658 1:26,095 169.563 32 "',... ... 54,802,m , 54,802,995 39.190.966 391.810 "" 70.'" 312.46-6 136,213 176.256 " "".. ... 56,995,115 , 56,995.116 41,373,08l5 .'3.731 ,'" 82,746 "''''' 146.735 183,216 '" "',.. ... 59,274920 , $9,274920 43.652,891 431>,529 1,091 "... 3<18.132 157.678 190.454 " ".,.., ... 61.6<15.917 , 61.6015,017 .o6,023llM <161),239 1.151 ,,,,.. 367,0041 169.059 197.962 " "'7-" ... ll4.111.753 , 601,111,753 48.489.72<1 464.897 1.212 96.0nI 386.706 180,695 205,811 " ""-', ... 66,676,224 , 116,676,224 51.054195 510.542 1.276 102.108 407,157 193.204 213,953 " ""50 ... 69,343,272 0 6\1,343,272 53.721,243 537,212 1,343 107,442 428,427 ""'."" 222,<121 " ""''' ... 72,117.003 , 72,117.003 5f!,4904,974 ,.."" 1.412 112.WO 450.547 219.320 231.226 " 2051.52 ... 75001.663 , 75.001,683 59,379,654 593,797 '''' 118.75i .73653 233.166 24Cl.386 " =-" ... 78,001751 , 78,001,751 62.379.7:22 623,797 1.559 114.7511 497.476 247,567 249.912 " "".. ... 61,121,821 0 61,121.821 65.<199.792 "'''' 1.637 131,000 522,361 262,543 259,818 " ""'_M ... 64,300,694 , 64,386.694 68,744665 687.447 1,719 137,48\1 548,239 278,118 270,120 .. ""'''' ... 87.741,361 , 87.7.1,361 72,119,332 721,193 ,'" 144.2:N 575,152 2904.317 ""'" .. -" ... 91.251.016 0 91251016 75628.967 ""'" 1.891 151,258 603.141 31"63 291.978 Cun'lUl<llweT"'.... $126.<7315" $31520 S2525415 $10070380 5-4.41201>3 $5598.317 NoIo.,I_,..,..Co\.<II,__201o-,1Rall 21s.a..OV......--=-...l<I_e12'll. 31..............V.....~...._..OlIo <II-...,gSel..>.oo<leF..-do_~"'\he........r>a_nt........... 5INetRed...."....,.,F......'.....ol""'-...__COAdmnool'..""'lH,bUIll<>Jot.."1"'."'Il~,po"'*" &n..o.;.rc,...,~oflll.pO"""''''......''''''........_,.......'....I..I_~..,propOrl.....'o.....po<lOd'''lIIIp'_Iot'...._......Ol<l....."'~... 351 RSG.1nc: 10f27r.lO'1 CDC/2011-59 Tax Increment Revenue Projections Appendix ....p Redevelopment Agency of the City of San Bernardino _ Merged Area B (Added Area EI Aa....M'd Value For..,.,,' AnnualGron '- ......'" - Stat~ Tul"'''<<M<1l ~ ""'~, '''''''''''' ,.. ....- l..Inc.......,1 -" ,~ ,-- Pa5ST~<:I<.V> ,,~ . i "'''' """ ",""" ~~ De_a' Re.......... ,.~ " 20".12 S386~797 " 5386304797 , Jl)1;l-13 '" 4O.11lO.1!1& 0 4Q,1oo.111\< l.~:'.J!I~ 0 0 0 0 0 0 , 2013-14 "" 41,761,396 0 41.787.396 3.152.599 31,526 " 6.305 25,142 '."" 18.837 , 2014.15 "'" 43.45&.892 0 4).458.892 4,824,095 48,241 ..... 38.593 ..... 28.9045 . 20150.16 ,,'" 45.197.248 0 45.197,248 8,562,451 65.625 ". 13,125 "'" 13,125 39.211 , 2016-17 "'" 47,005,138 0 47.006,136 8,370,3-41 83,703 '" 18.7.., 1;6.753 16.741 SO,013 . 2017.18 ",,, 48,ll85,J.43 0 48.885.343 10.250.S46 102,505 '" 2O.!IOl 81.7.48 20,501 61.247 , 2018-19 "'" 50.640.757 0 SO,s.o.751 12_205.~ 122,060 "" 24.412 97.343 24"12 n,931 , 2019-20 "" 52.87".387 0 52.874.387 14.2351.590 142.3&6 '" 21.479 113,561 2ll,479 """ . ""''' "'" 504,989,363 0 54,969,363 16,354,566 153,546 ". 32.7lK1 130.~26 32.709 97.719 " 2021.22 "'" 57,166,937 0 57.188,937 18,554,140 185,541 ... 37.108 1~7,!l69 37.106 110,861 " 2022-23 "'" 59,~7lI.~95 0 59.HM95 2O.~1.698 2OEI,~17 '" ~1.683 166.213 45.526 120,686 " 2023.2~ "" 61.855.555 0 61.855.555 23.220.758 "'.. '" ...'" 185.186 54,281 130,9()4 " '0,." "'" 64.m.7n 0 64,329.777 25,694980 "'''' '" 51.3iO 204,917 63,387 1~1,531 " ""." "'" 66.902,968 0 66.902,968 28,268,171 282,682 '" ".'" 225,~39 72.856 152.583 " 2026-27 ,,'" 69,579,087 0 69.579.087 30,90<<290 309443 no "... 2~,781 82,704 \&4,077 " 2027.28 ."" 72,36;2.250 0 72.362.250 33.727,~53 337,275 ." 67.~55 268,976 "'" 176,030 H """ ."" 75.256.740 0 75.256.740 36.621.943 366,219 ." 13.244 "2('" 100.598 188,462 " ""'" ."" 78.267,010 0 78,267.010 39.632.213 "".m ." "". 316.067 11~676 201,391 " """" ."" 81.397,690 0 81,397.690 ~2,782,893 ~27,~ "'" 85.5211 341.00<1 126,196 21H38 '" 2031-32 ."" 8<1653,598 0 64653.5ge 46,018.S01 460.'88 USO 92.038 367.000 138,178 228.822 " 2032-33 ."" 88,03:9.7~ 0 88.039.7~ ~9..t04,945 ~94,049 1.235 1la.810 """" 150,639 2~3.365 " "'''"'' ."" 91.561.331 0 91.561,33' 52926.534 529,265 1.323 10MS3 "''''' 163.599 258,~9O " 2034.)5 ."" 95.223.785 0 95,223,785 56.588,988 565,a90 1.~15 113.17a ~51.297 177.077 27~,221 " "'"." ."" 99,002,736 0 99,032,736 60,397,939 800,979 1.510 120.798 ~1.6r~ 191.093 "''''' " ",." ."" 102,9G4046 0 102.994,046 &4,359,2~9 643.592 '''' 12a.718 513!t5 205,671 307.$04 " 2037-38 "'" 107.113.607 0 107,113.807 68,~79,010 664,790 1.712 138.158 546.120 2:20,832 "'''' " "',.." "'" 111.3:96,360 0 111,398,360 72.763.563 727,&36 1,819 1~5.527 ""'" 236.59!l 343,690 " "'- ."" 115,85<1,294 0 115.85<1,294 n.219,~97 m,,, ''''' l$ot.431 615.825 252,997 362.829 " ......, ."" 120,488,466 0 120.488,.0\66 81,$53,669 818,537 2,046 183.707 """ 270,051 382.732 '" '0""" ."" 125,30(1.004 0 125,308,004 86673.207 866.732 2,167 173.J<l.6 691,219 287,786 403,~32 " 2042-43 ."" 130.320,325 0 130,320,325 91.685.528 916,855 '.m 183.371 731.192 311.646 ~19,346 " ""'" ."" 135.533,138 0 135.533,138 96.898.341 "'''' '''' 19U97 m'" 336,867 ~35,897 "- ""'-', ."" 140,95ol,463 0 1~0,95ol463 102,319,666 1.023.197 "" 204.639 815,999 362,889 453,110 " "".... ."" 146,592642 0 146,592,642 107.957.8<15 1,079.578 "" 215.916 ""'" 389,953 471,011 " """" ."" 152.~56.347 0 152,~56,347 113821.550 1.138.216 ,'" 227.643 901.727 ~18.098 489,628 " "",... ."" 158,554,&)1 0 158,554,601 119919,804 1.199,198 '''' 239.140 "'''' 447.370 "".m " """" ."" 164896.785 0 1&4896.7B5 126,261,963 1,:262,620 3,157 252.52~ 1.006,939 ~77.813 529.127 " "'..'" ."" 171,~92.657 0 171,492.657 132.857,860 1.328,579 3,:121 2M.716 1,059,541 509~73 550,069 " """" ."" 17B.352,363 0 178.352,363 139.717.566 1.397.116 3,~93 279.435 1,114,2~8 ",'" 571,848 '" "'".., ."" 1854ll6,457 0 185,486,457 146,851,660 1.0468,517 3.671 293.103 1.171.1~2 576.643 "'... " "",." ."" 192,905,916 0 192,905,916 154,271.119 1,50012,711 3.857 n.'" 1,230.312 612.256 6\8,056 " ""''' ."" 200,622.152 0 200.622.152 161,987,355 1,619,87~ .."" 323.975 1.291,849 649.294 642.555 " ""." ."" 208,&47.038 0 208647.031 170.012.2~1 1.700.122 '.m 340.0'" 1.~,848 687,814 "'''' << ""''' ."" 216.992.920 0 216,992,920 178,358,123 1.783.581 ~.459 356.716 1,422.olO6 727.874 694.532 " 2056-57 ."" 225872637 0 225672637 187037840 1870378 ~676 37~,0111 1,~91~7 769537 "",'" CurI'lIJ\lOl....eTOla/5 $31226726" $77~1 $62~5.145 $2~ 905029 $110598017 $13845182 ~,",11_homeo-,_201C\.11Ilol 2Js..c...dV.~..~,,_0I2"l. 3/u.-a.."""'_~r.._OlO'llo oIIl1c>uoong Sel~f"""'", 2O'lI."'........1o.__'''...... 5INolR~....FlnH."'I'IOl"'I'll>uolngOOl__CO -.....,...",r..-Wbolot..",..."'Il_,po,..-. flIThoAg_'...r_otWy._OlIt'loIO.n:r___.......ol_.,...,pr_lolhoponod"'<lII~'.-...gIor..._.....EIO____ ", RSG,lr>c lOO71.lO11 Tax Increment Revenue Projections Appendb: ...A Redevelopment Agency of the City of San Bernardino. Merged Area B (Added Area F) AunMd V.lue forK""I' An......IG.oM '.... -", '"' S1aUjorv 1..1nc,..".,1 . ,."",' ~.,' ,.. lno::fe~nlal lulner..".,1 -, '""" Re<lo~elopmenI P""fiT...ough ..~ f "",.. ,~ """'''''' CllaIqe Dep05f\$' Reveno<!' ''''''"''' '" 2011.12 S107.11~9 5112316 $1033960'5 , ;>1,11:<.13 .~ 10.1>3&.381 111,~1b 10,/46.1>.., 4Ol:I.Wi , , , , , , 2 2013-1~ .'" 11.061.8315 112.316 11.17..152 8345047 8.345 " ,.... '''' 1,669 '.'" , 201~.15 .'" 11.504,x.g 112.3'6 ".616.~ 1.277,020 12.770 2.5504 10.216 2.'" ,..., . 201!>-16 .'" 11,964~82 112.316 12.076,198 1.737.193 17,3n " ,m 13.854 3,~7~ 10,380 , 20'6-17 .'" 12,~O,061 112316 12,555,377 2,215.772 22,158 " ~.4J2 17.671 ~.~32 13.239 , 2017-18 .'" 12,9<10.783 112,316 13,053.099 2,713.49<1 27.135 .. '.ill 21.&tO 5.427 '6,213 , 2018-19 .'" 13~58.~15 112.316 13.570,731 3,Z31.126 32.311 " 8.<162 25.766 6..462 19.306 , 2019-20 .'" 13.996,751 112.316 1..109,067 3.769,462 37,695 " 7,53Q 30.001 7,539 22,523 . ""." .'" 1.,556,621 112,316 1~,668,Q37 ~ 329.332 .3,293 '" 8.S5Q 34,526 8,659 "... " 2021.22 .'" 15.138,886 112,316 15.251,202 ~ 911,597 ~9,116 '" un 39,170 9.823 :29,347 " 2022.23 .'" 15.7'"'"2 112,316 15856.758 5,517.153 55.1n '" 11.034 ~3,999 12,052 31.9018 " 2023-2. .'" 16.374,219 112.316 16,~00.535 6,146,930 61,469 ". ",.. 49.022 1.,369 34653 " ",." .'" 17,029,1&6 112,316 17.141.504 6.801.899 68,019 no 13,60<1 504.2~5 16.780 37.466 " ""." "" 17,710,3~ 112.316 17,822,671 7.483.066 74831 '" lU88 5'1.677 19.286 40,3'11 " 2026-27 .'" 18,.18770 112,316 18,53Uloo 8,191481 8U15 '" 18,333 65,327 21,893 4J.~34 " 2027.'" .'" 19.155.520 112,316 19,267,836 8,91$,231 89,282 '" 17.858 "2O' 2.6Ool "'" " ""." .'" 19.921,Hl 112.316 20.034057 9.6S4.~52 96,945 2" 1l1,3IIIl 77.313 27..2~ .9,889 " "".'" .'" 20,718,611 112316 20.830.917 10,.91.322 lOoil,913 '" 20.1183 83.668 30,357 53.312 " 2030-31 .'" 21,$47,355 112.316 21,659,671 11.320.006 113,201 '" 22.'" 90,278 33,.06 56.871 " 2031"32 .'" 22,.09250 112,316 22.521,566 12.181.961 121,820 '" 2.,,, 97,151 36,578 ro,573 " "".33 .'" 23.305.620 112,316 23.417,936 13,078,331 130.783 '" 2&,157 100il.JOO 39,877 &U23 22 "",." "'" 24.237.844 112.316 24.3501ro 1.,010,555 1~0.106 '''' 28.021 111.734 ~3,307 68..27 " 2034.35 .'" 2$,207,358 '123'6 25.319.67~ 1..900,069 1~9,801 '" ".'" 119A66 46,875 72.591 " ""''' .'" 26,215,652 112,316 26.327968 15.988.363 159,8&<1 .00 31.1177 127,507 ,,'"' 16m " 2036-31 .'" 27,26<1.279 112.316 27.376,595 17.036.990 170,370 '" Jot.07. 135.870 ~.4~5 8,.25 '" 2037.38 "'" 28.3504.850 112.316 28,~67,166 18,127,561 181.276 '" 3&,2S5 1,".567 $8,458 00,109 27 -" "'" 29,~89,044 112.316 :29,601.360 19,261755 192,618 ." lII,52<4 '53,612 62.632 90.981 '" 200'" .'" 30,668,605 112.316 30,780,921 20.'"1.316 20....13 '" ".... 163,019 66.'173 96,00il7 " ,....., '''' 31,895.350 112,316 32.007,666 21,668.061 216,681 '" <43,33& 172,803 71.~87 ,01.316 '" ~1-42 .'" 33.171.1&01 112.316 33,283.80 22,943875 229,.39 '" ,,- 182,977 76,182 106,795 " ~2-43 "'" 34,~98,010 112.316 34,610.326 2~,270,721 242.707 ,m 48,5041 193.559 82,551 ln,ODe " "'.... .'" 35,871931 112.316 35.990.2.7 25,(;50,&012 ".... '" 51.301 ""'" 89.17. 115,389 33 "....., '''' 37,313,1)48 112.316 37..2$,3&1 27,085.759 270,858 on 5'1.172 216,009 ...,., 119,946 " "',... .'" 38,805,570 112,316 38,917,886 28,576.261 285,783 no 57,157 227,912 103.227 124,685 " ""''' .'" 40.357.793 112,316 <IO.~70,109 30.130,504 301,305 '" ,,-", 240.:291 110,(;78 1:29.613 " "',-" .'" ~1.972.1l)4 112.316 ~2,Oll4A20 31,7,"815 317.,"8 '" 63,.90 253,165 116,<426 134,738 " "'... "'" ~3,650,988 112.316 U763.304 33,~23,699 33<1,237 '" ...., 266.55<1 126,485 1~0.069 " "'." .'" ~5,397,028 112,316 ~5,509,~ 35.169.739 351,697 or, 70.338 280,~79 134,866 1~5.613 " """" .'" .7,212,909 112,316 47.32$,22$ 36.985.620 369,8$6 '" 73.1171 "'''''' 1~3.$82 151.378 " 2051-52 .'" ~9.101~25 112.31(; .9,213,7.' 38,87~ 136 388.7~1 on 77,748 310.021 152,&017 157,37. " ""." "'" 51.065,~82 112.316 51.177.798 40,638,193 408,382 1,021 11.87& 325.685 162,075 163,610 " "',.,. .'" 53,'08,102 112.316 53.220,~18 ~2.880.813 .28,ll08 ,on 85.762 341,97~ 171,879 170,005 " "".., .'" 55,232,~26 112,316 55,~742 45,005.131 ~50,051 1.125 90.010 358,916 182.076 176,840 .. ""''' "'" 57.4~1.723 112,316 57,554,039 .7,214434 .72.1'" 1,180 IIU211 376,535 192.681 183.854 " 20'''"'' "'" 59739392 112316 59.851708 ~9512103 ~95.121 1238 IlIl,02~ 394859 203709 191150 Co..mutal.....T<IIlOlo $82€E!776'l 520635 516533.55 $6592166 52.92,130 531365056 _",_'"""Co<;Il,_:ZOll).11RaI 2J~V.UO.'-""~_"~ 3I~v.....-r".""""""Ollo ..t-.gsor.-fllldo...2O"to"'...."'''"'''IO.__....._. ~Hol~...F..-.o..'.....or"",,",o...__cc_"""".Wbef"'..ny..""'IIOIl.rc'po~ I5ITho~r...'_otiy.po<bOn"'.....,..oncr._lIO'W......iII......ol""""',...,pr__'olt>opOnOd"'...,.'""'""""lI""...._""..flO_ino-- 353 R$G1c< 10/27120'1 CDC/2011-59 Tax Increment Revenue Projections Appendix 4-5 Redevelopment Agency of the City of San Bernardino. Merged Area B (Added Area HI 4.........:lVal...F...ltCMt' An......IG'M$ <Md, H_ing No< '"~., raxlnc._t > """'. ......". ,.. Incremental T..lnc.fIflHl'nl -, '"'" Pil5$Tlvougfl ..- 0 Rede.eIopmer1I ~ ."'" '''''' ''''''"''' C~~ ".,.,.~. Re-.er'<JO' ..~ " 2'011.12 !9446S1l9 SO S9446589 , 201~-13 4G"", \I,1!..'4,4~.l , \f1;l.'44~3 .111.864 , , , , , , , 2OU.14 ",. 10.217,431 , 10.217431 770,&42 7,708 " 1.SoI2 6.147 1.!;4;> ... , 2014.15 ... 10.626.128 , 10,626,128 1.179539 11,796 2.359 '''' 2,359 7,077 . 2015-16 ... 11.051.173 , 11,051,173 1-604564 16.046 " ,.". 12.797 ''''' 9,587 , 2016-17 ... 11,493,220 , 11,493,220 2.045,631 "'" " 4.093 16,322 4,093 12,m , 2017_18 ". ",~,949 , 11.~,949 2,506,360 '''''' " 5.013 19,9M 5.013 14,915 , 201&-19 ... 12,431,C167 , 12431,(167 2,964,478 ;>9,645 " 5.ll&9 "'" 5.969 11,832 , 2019-20 ... 12,928.309 , 12,928,309 3,481.720 34,817 " 8.9113 21.767 6.963 20.&03 , 2020-21 ... 13445.442 , 13.44544;> 3,998653 "'" '00 ,.... 31.891 ,.- 23.893 " 2021-2;> ... 13,983,2'59 , 13,$83,259 4536,670 45.367 '" '.(173 36.1110 9,073 27.107 " 2022-23 ... 14542,590 , 14,542,590 5096,001 "'''' '" 10.102 40,641 11,132 "'" " 2023-24 ... 15,124,29) , 15,124,29) 5,677,704 ,..m '" 11.355 4!),280 13.272 ""'" " 2024.~ ... 15,729265 , 15.729,265 6,282,676 62.627 '" 12.565 50,104 15.499 '"'' " """" ... 16.358.436 , 16.358,436 6,911847 69,118 m 13.124 55.122 17,814 37.308 " """" ... 17.012.773 , 17,012,173 7.566,184 75,662 '" 15.132 60.340 ".m 40.118 " 2027.28 ... 17,693,2&4 , 17,693.2&4 8,246.695 82,461 '" 18.493 65,767 "'" 43,041 H -" ... 18,401,015 , 18,401.015 8,954426 "... no 17,e09 71,412 2'5.331 46,081 .. -" ... 19,137,058 , 19,137,058 9,690467 "''''' '" 10.311 71.281 28.039 49,242 " ",.." ... 19,902,538 , 19.902,538 10.455,949 1004,559 '" 20.912 83,3116 30.856 52,530 " 2031-32 ... 20698.640 , 20,698,640 11,252,051 112,521 '" n... 89.735 33.786 55,949 " 2032-33 ... 21.526.5115 0 21,526,5/15 12.079,996 120,800 '" 24.1&0 96,338 36,833 ,,'" " ""''' ... 22,387,649 0 22,387,649 12.941.060 129,411 '" 25.182 103,205 40,001 """ " """ ... 23,283,155 0 2'3283.155 13,836,566 138.366 '" 2U73 110,347 43297 67,050 ,. "",,, ... 24,214,481 0 24.214481 14,767,692 147.679 '" 29.53& 117,774 46.724 71.050 " 2036-37 ... 25.163.060 0 25.183,060 15,736,471 151,36$ '" 31,473 125.498 ~.269 75,210 " 203M6 ... 26,190.383 0 26,190,383 16.743,79ol 161,438 '" ".- 133532 "." 79.536 " 20"-" ... 27.237,998 0 27,237,998 17.791409 177,914 "' 35.583 141,886 57,651 84036 " 20~ ... 28,327,51B 0 28,327.516 18880.929 188,809 on 37.762 150,515 61.860 88.715 " """" ... 29,460,619 0 29,460.619 20,014,030 200.140 '"' 40.028 159,612 66.030 "'" " 2041-42 OC,. 30,639.043 0 30.639043 21,192,454 211925 '" 42.315 169,010 70.367 98,643 " ""., ... 31.864605 0 31.864.605 22.418,016 224,180 '" "'" 178.784 76,2~9 ",,'" " "".... ... 33.139.189 0 33,139,189 23,692,eoo 236,926 SO, 47.385 1S6,9ol6 "'" U16,581 " ""'., ... 34.464,757 0 34,4&4,751 25.018.166 250,182 '" """ 199,520 88,730 110,790 " ""'" ... 35,843,347 0 35,843.347 26.396.758 263,968 '" 52.7~ 210,514 ~.347 115.167 " "...., ... 31.277.061 , 37.277.061 21.\130,492 278.305 '''' 55.&el 221.9olS 102.229 119,71~ " ""'~ ",. 38,766.164 0 38.766,164 ;>9,321,575 293.216 '" "'" 233.840 109.386 124,453 " "...., ... 40.318.691 0 40.316.691 30.872,302 30$,723 m 81,745 246.207 116.830 129.377 " ""." ... 41.931.646 0 41,911,646 32.485.057 324,651 ." 8'UTO 259,068 124,571 134497 " ".,." ... 43,608.912 0 43,608,912 34.162.323 3-l1,623 ". 63.325 272,445 132,622 139.823 " 2051-52 ... 45,353,269 0 45,353269 35,WS,680 359.067 '" 11.1113 21\6,356 140,995 145.361 " "",." ... ~7.167.399 0 47.167,399 37,720,610 377.208 '" 75.442 300.823 149.703 151.121 " """ ... 49.054095 0 49.054,095 )9,607,506 396,015 "" 19.215 315.870 158,759 157,111 " "",.,. ... 51016.259 0 51,016,259 41.569,610 415,691 '''' 83.139 331,518 168.177 163,341 " ",.,." ... $3,056,910 0 53,056.910 43.610.321 436,103 '.GOO 87.221 347,792 177,972 169.8:20 " ,.".." ... 55179.186 0 55.179181l 45.732.597 457326 1143 01.<<;5 J64717 1%159 176558 C"""'-"al"",TClla18 $7.635732'1 $19060 $1,527,146 $60895:>5 S2704142 53385284 _11_lromeo..-o,_201ll-11RoI 21 SK.HdVau...<fIO'C!odlo_.1 2'10 3/~V_gr_Ir_"""""'M,"" 4Il-louoitlgSM.-f_...2O'oflhogroullf..-.o......fIl'.......... 511iM_YOIDpmtfllf...-l..'.nMOI'-nll....__CO _'M"""IH,W_..nylo.""........yl>>l"'""'" 61,....~y...r_OtIty.po<nonoflhol......,.."'""'_...od"Iho...._,...,plopo<l_IoNl*IOdofdo,.........-.gIooIho_"'..HIO_r<:r- 355 RSG,~ 1012712011 CDC/2011-59 Tax Increment Revenue Projections Appendi.4-T Redevelopment Agency of the City of San Bernardino - Merged Area B (Added Area I) Aun_ v..... fOlecul' AnnuaIG,o... o..n, ......"" ... """" T..tnc..-ment > ....". .....~... ,- lnctemenl", T..tnc.........m ,.,,, ''''''' RedevelopnenI P_Througll ,~ ~ """' """' ""'''''' Clw9' ()o.poIcq' ReYenue' ,- " :10".12 !:n 960 !i02 " $71960.502 , ;!o'~_13 4\l'lO ~J,1IIb,922 0 <lJ.5111.lot..... 101111,4:10 0 0 0 0 0 0 , 2013-14 ",. 24,8304.079 0 2,U:>.4,0711 1.873.571 \8.736 " 3.747 '4,9-12 3.747 11.195 , 2014-15 ",. 25.827.442 0 25.821,442 2.866,9<10 28.669 ..'" 22.936 5.7:>.4 17.202 . 2O'~16 ". 26.860,540 0 26.860,5-40 3.900,038 ".000 .. ,,"00 31.103 ,.. 23.303 . 2016-11 ". 27934.961 0 27.934.%1 4.97..459 49,745 ". U411 39.671 9,949 29,722 , 2011_\8 ". 29,0&2.360 0 :1'9.052.360 6,091.8$8 60.919 '" 12,1" "'" 12,18<1 36.35l9 , 2018-19 ". 30214,454 0 30,214,454 7,:a3,952 n.... '" 14.5Oe 51.8!loO '4,508 43.342 . 2019-20 .'" 31,423,032 0 31.423,032 8.~2.530 84.625 '" llUl25 67,489 16.925 "'''' . ""''' .'" 32.679,9$1 0 )2.679,95011 9,719.452 97,195 '" lQAJII 77.513 110,439 58.074 " 2021.22 .'" 33,967.152 0 33,987.152 11,026650 110.266 '" ".., 87.911l "'" 65,884 " ""." .'" 35.346.811l 0 35.346638 12,38&,136 123,861 '" 24.772 96.779 27,056 71.723 " 2023--24 .'" 36.760,503 0 36.760,503 13800,001 138,000 '" "... 110,055 "'" 7779/f, " 202'" .'" 1Il.23O,924 0 38,230,1024 15.270.422 152,704 ,., 30,541 121.782 37,670 84.111 " """" .'" 39,760,161 0 39,760,161 16,m.859 167,997 "0 30.... 13H71 43,298 90.619 " """" .'" 41,350,567 0 41.350.567 18,391:1.065 183,901 '" 38,780 14li.861 49.151 97,510 " 2027.;18 .'" 43.004.590 0 43004,590 20,044,068 200.441 ." ...... 159,852 55,237 104,6\4 " """" .'" 44.724.773 0 44,724,773 2U64,271 217,643 '" ".m 173,570 "'" 112.002 " ""-" .'" 46.513.764 0 46,513,764 23,553.262 235,533 '" 47,107 187,$37 6$,151 119,G&; " """" .'" 48,374,315 0 48,374,315 25,413,813 2S4,1311 '" "'". 202.675 74,998 127,677 " 2031.32 .'" 50,309287 0 SO.309.2117 27,3<Ia,785 273.4M '" ...... 218,107 82.119 135.988 " ""'" .'" 52.321.659 0 52.321.659 2lJ,J61,157 293,812 ". 53.722 234,155 89,524 144,631 " ,,,.,, .'" 54,414,525 0 54,414,525 31.454.023 314,540 ". "... "'.... "". 153,620 " """ .'" 56,591.106 0 56,5111,106 33,630.604 336.306 ." 67.2&1 "'''' 105.236 162,963 " """" .'" 58,854,750 0 58854.750 35,894,248 35U42 '" 71.788 ~:~ 113.566 172,6En " ""'" .'" 61.200.901(1 0 61.200,901(1 38,248438 ,.,..... '" 7e.4W 122,229 182.802 " 2037.38 .'" 63.651.296 0 63,657,296 40.696,796 ..... 1.017 11.3Q<1 324,551 131,239 193.311 " "..." .'" 66,200,590 0 86,200,590 43.243.068 4:12,431 1,081 ...... "..,. 140.810 "'''' " "".., .'" 68,851,734 0 68.151.734 45,891.232 458.912 1.147 QI.182 365.983 150.355 215,628 " ""-,, .'" 71,605,603 0 71.605.603 48,645,301 486.453 1,216 """ 387.9ol8 160,490 227.4S6 30 ,.".., .'" 74470.035 0 74470,035 51,S09,533 515,095 ,,.. 103.0111 410,789 171,030 239.758 " 2042....3 .'" 77,448,836 0 77,448,836 54488,334 544,883 1.362 108,077 434,544 185.329 249,216 " "'.... .'" 80,546,790 0 80,546,790 51.58(;,288 575,8&3 ".. 115.173 459,251 200,199 259,062 30 --.., .'" 83,768,661 0 83,768,661 60,808.155 608.082 '''' 121,816 ~945 215,S64 269.281 " "'..... .'" 87,119408 0 87.119.408 64,l58,SlO6 641.589 >.'" 128,311 511.867 231.747 279,92(1 " ""-', .'" 9O,6G4,184 0 90,604.184 87,643682 878.437 1.691 135.281 539,458 248,474 200.... " 2047-48 .'" 94.228.352 0 94.228,352 71.267,850 712,678 1.782 142,538 56a,361 265.870 302,491 " "..... .'" 97,897,486 0 Q1,1/97.486 75,036.964 750.370 1,876 150,074 "'''0 283,962 314458 " "'.'" .'" 101.917.385 0 101.917,385 78,956,88:3 789.S69 1,S74 151,0" 6:211,681 302,778 "'''' " """" .'" 105,994081 0 105,994,061 83,033,579 "'.336 2.075 166,067 562,193 "'-'" m,847 " 2051.52 .'" 110,233,84<1 0 110,233,844 87.273,3042 874733 2182 174.M1 -.003 342.697 353.306 " "".~ .'" 114.643,197 0 114,643.197 91,682.695 ltlM27 '.m 183.365 731.169 363861 367,308 " """" .'" 119.228.925 0 11&.228,925 96,268.423 962.684 2,407 1ll2,537 767,741 385,873 381,8&8 " ",.." .'" \23,998.082 0 123,008,082 101.037.580 1,010.376 .'" 202.07S 805,775 408,765 397.010 .. ""-" .'" 128,958,006 0 1211,958,006 105,997.504 1.059,975 .." 21U95 845,330 432.573 412.758 .. ""'"" .'" 134116.32'!i 0 134116326 111.155824 1111.~ "" 222,312 "'''. 457333 429'35 CUIl"o<hI..eT"'.... 518559104'1 S46325 5371162' 514&00957 S6.512822 S-8216U5 _.II__""""Coon'-....20'Q.l1 "'011 ~s.au.d.........._IO_..1'Jl. 3/~v-.II'_~..._..t"lo 41~~__F....._2CIIIoollt\oll'O..I....,,_roI.._. 51'_R~F..........oI""'-'ll...__CC_'..""'I..,t>I.O_."'Ila_~po~. 8/n..~wiII'-<>rI\'.pootIonafll\o....."......._...".,lt\o.oI""""~..,P/OII<>fl>OnIlIOIIHI'*""'oIuror......,;"g""...._Jw.tlO__ 356 RSG.h: lMl'l2OlI Tax Increment Revenue Projections Appendl."-U Redevelopment Agency of the City of San Bernardino ~ Merged Area B (Added AreaJ) As__Val....F....K.t' AAnualGro.. ,..., ,-'" '" $t.otulOl'y Tnlnc:........' > ~ed' ~~' ,." ~..... h.lncr.......... ..... ''''' Reoevelopmenl P_Ttv",""", .~~ , ~ "'" ,- "",,.,. Charpe o.~i'.' R.....enue' Pav_ " 2011-12 $2725.392 " 549:>6.409 , :<012.13 ",. 2,BJ.4400 , 2834408 _2.0112.002 , 0 , 0 , , , 2013-1. ",. 2,947,78<1 , 2.9<17.78<1 -1.&78,625 .19,7&6 "' .J.1I$7 _15.780 _3.957 _11.1122 , 2014.15 ",. 3,065,695 , 3,065.!95 .1,960,714 .18,607 .J.721 .14,886 .3.721 .11.18<1 . 2015-16 ",. 3,188.323 , 3,188,323 _1,738,086 .17,381 .., .J,.76 .13,861 _3,476 .10,385 , 2016-17 ". 3.315.856 , 3,315856 .1610,5$3 .16.106 ~ .J.221 .12,e.4 -3.221 -9,623 , 2017.18 ",. 3,448490 0 3.448490 _1.477.919 -14.779 ." .2.ll511 .11.786 .,.. -8.831 , 2018-19 ",. 3,588430 0 3,588.430 _1.339.979 -13.400 ." .2,680 .10.686 .2,61\0 .8,006 . 2019-20 ",. 3,m,all7 0 3.m,all7 _1,196,522 .11,965 ." ...~, .9,542 .2.393 _7.149 , 2020--21 ",. 3.879.063 0 3,879063 .1,047,327 .10,473 ." -2,0515 -8.352 .2.095 <.'" " 2021-22 ""' 4.034,24fi 0 4.034.24fi -892.163 <.'" ." -1.7M _7,115 -PM .5,331 " 2022.23 ""' 4,195.516 0 4.195,615 _730.794 _7,308 ." .1.462 .5,828 _1,190 .4.636 " 2023-24 ". 4.363.440 0 4.363,440 .562,969 .5,630 .,. .1,126 -4.490 .573 .3.917 " 202<1.;>5 ""' 4,5-37,978 0 4,5-37,978 -388.431 _He. ." .m _3,098 " -3,167 ,. ""." ",. 4.n9,497 0 4,719,497 .206,912 _2,069 ., "U .1.650 '" .2,388 " ""''' "'" 4908.277 0 4,908.277 .18,132 .181 0 ~ _145 '''' .1,577 " 2021-26 ",. 5.104.6OIl 0 5.104,608 178,199 1,782 . '" 1,421 2.155 .733 " ",.." "'" 5,308,792 0 5.306,792 ]82,383 3,824 " '" ''''' ,... u. " """" "'" 5,521.144 0 5,521,1" 594735 5.947 " 1.189 4.743 3,687 ,,,. " 2030-31 "'" 5.741.990 0 5,741.990 815.561 8,156 " U31 ,.'" "00 ''''' " 2031-32 "'" 5.971.669 0 5,971.669 1.045,260 10,4$3 " 2.0111 ..'" 5.345 2.991 " 2032.33 ". 6,210,536 0 6.210,536 1.2&'.127 \2.8<11 " ,.'" 10,241 6.224 4,016 " "'''' "'" 6,458,958 0 6.458,958 1.532.548 15.325 " 3,085 12,222 7,139 5.063 " ""'" ",. 6.717,316 0 6,717,316 1,790,907 17.909 " 3.582 14.282 8,069 6,193 " ,,,,.,, "'" 6.911S,009 0 6,911S,009 2,059599 20,596 " 4.119 16.425 9078 7,347 " ""''' "'" 7.265449 0 7,265,449 2,339,040 2'3.390 " 4.878 18,654 10,107 8,541 " 2037.38 "'" 7,55&,007 0 7,55&.067 2,629.656 26,297 " 5.259 20,972 11.176 9,796 " "",." ",. 7,858,310 0 7.858,310 2.931.900 29.319 " ..... 23,382 12.288 11.094 " "".., "'" 8,172642 0 8.172,642 3,24fi,233 '"'' " 6,492 "'" 13.445 12.444 " ".,.., "'" 8-"99548 0 8,499,548 3,573,138 ]5,731 " 7.148 26496 14.648 13.648 " 2041-42 "'" 8.839,5)0 0 8,839,530 3,913,120 39,131 " 7.82f1 31,207 15,899 15,306 " 2042-43 "'" 9,193,111 0 9.\93.111 4260$.702 42,667 '" ..'" 34,027 17,596 16.431 " "',..., "'" 9,560,835 0 9,560,835 ""'" "'" '" 9.269 """ 19.361 17.596 " """' ". 9,943.269 0 9,943,269 5,016,859 "'" '" 10.034 "."" 21.197 18,812 " "''''' "'" 10,340,999 0 10.340.999 5,414,590 54,146 '" 10.829 43.161 23.106 20,075 " ".,.., "'" 10,754,639 , 10.7~,6:W 5,828230 58,282 '" lU!\& 46,480 "'" 21,388 " '0"'" "'" 11,184,625 0 11,184,825 8.258418 "'" '50 12.517 49,911 27,157 22.754 " ".,.., "'" 11.632.218 0 11.832,218 8705,1!lO9 67.058 '" 13,412 53.479 "'" 24.175 " "'." "'" 12.091.507 0 12,097.507 7,171.097 n,nl '" 14.342 57.190 31.531 25,652 " "",,, "'" 12,581407 0 12581,407 7.654,998 76,550 '" 15,310 61,049 """ 27,188 " 2051.52 "'" 13,084,663 , 13,084,&63 8,158.254 81,583 '" 111.317 65,002 36,27fj 26.786 " """ "'" 13.608,050 13,608050 8,6818<10 86,816 '" 17.363 69.236 38.788 30.446 " "".~ "'" 14.152.372 14,152,372 9,m,962 """ '" 18,452 73.517 4\.401 32,176 " ;21)54.55 "'" 14,n84fi7 14,718.4fi7 9,792,051 97,921 '" 19.5&4 78.092 44,118 33,974 ~ ""'50 .'" 15,307,205 15,307.205 10,380,7(<6 10J.8Oe "" 20,782 82,787 "'" 35,8<13 " ""''' .'" 15.919493 15919.493 10.993084 109.931 '" 21,* 87670 49883 37.7117 C'-""""'!IVeTctalS $1234502'7 un, 5246900 5984469 $58649[0 $397.970 _tl_Itomeo....,_20tO-ltRoI 2J$oeuo"'V.Iuo..q>edO<lIO",_.t~ :JIu-.o.<>HClv-.~,.t._O<I"~ ~Hcouul(IS4l__F"""...200.afN_""'__""""""" !lI_R"'~"Fl6>d"',"'ol~MI_""'Co._"'t...,......._..n'''''''''_,",JpoIym..-t> 6ITho"e"""l'....'_onIi'.porI>Onafhtn"""......._'.,.....""'IooI_P..,...__10hp4ftl>daf"",..'.......""""'...-",..Jlo--...... 357 RSG,lnc loml2011 CDC/2011-59 Tax Increment Revenue Projections Appei1db4-V Redevelopment Agency of the City of San Bernardino - Merged Area B (Added Area K) ......_II.....FOfecnl' Anou.lG.ou '-', Housing ~, Slal\.l:O/~ T..lncremem > '"""'" ",-",,' ,." In:f~",""a1 T..Inc,_ """" ''''''' ,-- P_TIlrOl.gl1 ,~ < ~ .... ,... '''''''''''' ,~~ -~. Rev.....' p",- " 20".12 110.42ll109 186885 $105005_ , 2012_13 40'>10 10.6J6.&13 ..,,&~ 10.!/23.1Wl 416.11\I4 , 0 . 0 0 . , 201:J.l. ",. 11,210,390 136,885 11.357.275 850,281 8.503 " UOl 6.781 1,701 ....., , 2014.15 ",. 11.121.205 ..'" 11,808,090 1,301,096 13.011 2.1102 10,409 "'" 7,&07 . 2015-16 ... 12,190,~ ..'" 12.276.939 1,769.945 17.699 U ,..., 14,115 ".. 10.575 . 2016-17 ... 12.677.656 ..'" 12.764541 2.257.$47 22.575 " 4,51' 18.004 4515 13,489 , 2017_18 ... 13,184762 ..'" 13.271,847 2.784~3 21.847 69 ..." ".... ..." 16.519 , 2018-19 ... 13.712.153 M.seS 13.799,038 3.292,044 32.920 " ..... """ ,.... 19,670 . 2019-20 ... 14.2GO.639 ..'" 14,3<17,524 3.1141).530 38400 " 7.811 30,628 7.681 :22.947 , """" ... 14,831,064 86.885 14,917,949 4410,955 44,110 '" '.m 35,177 '.m 28,355 " 2021-22 ... 15,42.,307 88,885 15,511,192 5,0001,196 !iO,~2 '" 10,008 "... 10,008 """ " ""." ... 16,~1279 ...'" 16.128.16<1 5,621,170 56,212 '" U.242 urn 12.279 32,550 " 2023-24 ... 16.6112,930 ..'" 16.769.815 6,282.821 "'" '" 12.528 49,946 14&40 "... " "'." ... 17,350,247 ..'" 17,437,132 6.930,138 69.301 m "..., "'" 17.096 38.172 " "".." ... 18,~,257 ...'" 18.131,142 7.624,148 76241 '" 15.2.c8 "'''' 19,~ 41,153 " ""-,, ... 18,76$.028 flEi,885 18,~2,913 8.3-45,919 83,459 "" 18.892 66,559 "... u.,., " 2027.28 ... 19,516.669 86,885 19603.5504 9,096,560 90." '" 18.183 72,5<15 """ 47,477 " ",.." ... 20,297.335 ...... 20.38<1.220 9,877.226 98.772 '" 19.7504 78.771 27941 .,.m " ",..'" ... 21.109,229 ..'" 21.196,114 '0689.120 '06.891 '" 2l.m ~,2* 30,929 501,317 " 2030-3' ... 21,953.596 86,885 22,0<<1,483 11,533,.89 115,335 ". "'''' 91,900 3-4.036 57,9,013 " 2031_32 ... 22.831.742 ..'" 22.918,627 12,411,633 124116 '" 24.823 ..'" 37,:268 61,715 " "22-" ... 23.745.012 ..'" 23,831.897 13,324,900 133,249 '" ,..., '06.266 40,629 65.638 " ,,"-" ... 24.694,812 ...... 24,781,697 14,274.703 '42.747 '" ,..... 113.84'.. <14,124 69.717 " ",.", ... 25,682,605 ..'" 25.769,490 15.282,498 '52.625 '" 3C1.525 121,718' 47,759 13,&59 " '"'''' ... 26,709,909 ...'" 26,796,7901 16.289,800 162,898 ." n.... 129,9,1,.1 51,539 78,372 " ""-" ... 27,778.305 ...'" 27,865.190 17,358,'96 173,582 ". 34.718 138,t;l2 55,471 82,981 " 2037_38 ... 28.889,437 ..'" 28.976.322 18,469,328 184,693 '" 3U39 147.293 """ 87.733 " "26-,, ... 30.045,015 ..'" 30.131,90:1 19.624,906 196.249 '" m., 156.509 63.813 92,696 " "".., ... 31246,815 ..'" 31.333,700 20 82lI.706 2011.287 ." 41,&53 166,093 68.235 97,858 " """" ... 32,498,688 ...'" 32,583,513 22,076,579 220.'" '52 44,153 176,061 72.835 103.226 '" 2041-42 ... 33,796,556 ..'" 3],863,441 23,376447 233,764 ... 46.753 186,427 77,618 108.809 " 2042-43 ... 35.148.418 ..'" 35,235.303 24,726,309 2n,283 '" 49.4~ 197.208 84,107 113,101 " ",..... ... 36.5504.355 ...'" 36.6<11.240 28,134,246 281.342 '" 52,., """ 90'" 117,565 " ""'.., ... 38.016,529 ..'" 38.103,4'4 27.596420 275,964 "" 55,1113 22O,De1 97.874 122.207 " ",...... ... 39,537,190 86.885 39,624,075 29.117,081 291.171 '" ~2" "'''' 105,173 127,035 " ""'-', ... 41,118,677 ...'" 41,205,562 30,698,568 ..... '" 81.397 244,821 112.164 132,067 " ",..,.., ... 42.7&3,425 ..'" 42.850.310 32,343.316 323.433 .. 84,887 257.938 120,659 137.279 " ",...., ... 44,473,962 ..'" 44.560,847 34053.853 340.S39 ." 88,1011 271,579 128.870 142,710 " ",...., ... 46,252,920 ...'" 46.JJ9,80/S 35,832,811 358.328 ." 71.888 285,7$7 137.409 148.358 " ""''' ... 48,103,037 ...'" 48,189,92;2 37,682,92$ 3715,829 "" 75,388 300,521 146.269 1504,232 " 2051-52 ... 50,027,158 ..'" 50,114,043 39,607,049 396,070 '" 79214 315,86l3 155.525 160,341 .. 2052.53 ... 52.028,245 ..'" 52.115.130 41.608,136 416,081 ''''' aJ.2lO 331.825 165,130 166.695 " -.. ... 501,109,374 ...'" 54,196,259 43.689.265 436.893 ''''' 'UN 348,422 175,120 173,302 " 2054-55 ... 56,273,749 ..'" 56,360,634 45,853,640 458,536 1.148 91,707 365,683 185,509 180.174 U =" ... 58,524699 ...'" S8,6",S84 48,104.590 481,046 1.203 "200 383,63<1 196,313 187.321 ., ""''' ... 00.8655-87 "'" 6O.952.5n 5Q44557e 5044';6 1.261 100."' .,,"', ;>07550 194753 C\M1Ulal~Tot"'" se.2263317 52102. 516M521 Mi 717 083 $19a~928 537:>4155 _'I__"....Col.ri,_201t).1'R". 2is.e.n4v.~..~..~....",2'lo 31~V_~.................~ ~~5ItI'-Fundo...2O'II.al1l-.11'_I.._nt,.___. 51...._....,.,.,.ntF<nto.......of""'--"'9.._.....eo _,.."",!..,b<.Ot..foo.-"YIIl""~~)mMQ 61n..~'''''_'''''''"'''''''''''''1l-.IIl'--___",''''I''lftoeOll_.P'__IO''''penodal''''ro'_''''''''_''''.1<.10____ 358 RSG,,,,", 10127/2011 I I Tu Increment Revenue Projections Appendlx4-W Redevelopment Agency of the City of San Bernardino - Merged Area B (Added Area L) AuftMdVal....FOfK.Mt' AnnuatG.o.. Co<ri, H......!ng "" Stat..Of~ Tutnc._ > -. ""'"'"'~' ,- Tulner_1 ~ l~mMllal - ,,," R~elopmenl PanThroogl1 R........... "". ,- '''''''''' C~~ O'pos.... Revenue' Pa~mem " 2011_12 Sll921,357 " $6927357 , 2012.13 "'. <;O,2b<l,4~1 , ~,2&44!)1 ~1,004 , 0 , , , , , 2013-14 "" 9,65";,829 , 9.655,829 728,472 7.285 " 1,457 5,810 1457 4.353 , 2014_15 ""' 10.1)42.063 , 10,042,063 1114706 11,147 '.m 8,918 ,m "" . 2015-16 ... 10,443.745 , 10443,745 1.5143,388 15.164 " 3.033 12.093 3,033 '.000 , 2016-17 ... 10,861,4% , 10,8614% 1,93<1138 1<;0,3<11 .. ,.... 15,425 ,... 11.556 , 2017.18 ... 11.295,<;055 , 11.295.1#55 2,368,598 23,686 " 4,737 18.890 4737 14,152 , 2018-19 ... 11.747,793 , 11.747.793 2,820,436 '"'' " 5.641 22.493 5.641 16,852 . 20110-20 ... 12.217,704 , 12.217704 3,290.347 ".'" " 6,581 ,26,241 6,581 19,660 . ""'"" ... 12.106,413 , 12,706,413 3,n9.056 37.791 " 7.558 30,138 ,.. '"'' " 2021.22 ... 13,214,669 , 13,214669 4,287.312 42,873 '" 8,575 34,191 8,575 25,617 " 2022_23 ... 13,743,256 , 13,743-256 4,815,899 48,1511 '" 9.&32 36.407 10J;20 27,887 " 2023-24 ... 14,292,<;086 , 14,292.966 5,365,629 53,656 '" 10,731 42.791 12,543 30.248 " 2024.25 ... \4,864,706 , 14,864706 5.937,349 59.373 '" lU75 47,350 14,647 32,704 " 202S-26 ... 15.459,290\ , 15,459,294 6.531.937 65.319 '" 13,064 '''''' 16,83$ )S,257 " ",.." ... 16,077.666 , 16.0n.666 7.150,309 71.503 '" 14.301 57,024 19.110 37,913 " ""'"" "" 16,720,772 , 16,720.772 7,793,415 77.934 ", n.se7 62.'52 21.477 40.675 " mo." ... 17.389,603 , 17.389.603 8,462,246 8<1,622 '" 18,924 67,486 23,936 43,548 " m.'" ... 18.065,187 , 16.oe5,187 9,157,830 91,578 m 11.318 73,034 26.4ge 46,536 " 2030-31 ... 18,808.595 , 18,808,595 9,68,m 98812 '" 111,782 "'" 29,160 49,643 " 2031.32 ... 19,500,939 , 19,500,939 10.633,582 106.336 '" 21.267 ..'" 31.929 52,874 " 2032.33 ... 20,343,376 , 20.343.376 11,416,019 114,160 '" ,U" 9'.043 ".. 56,234 " "".,. ... 21.157,111 0 21.157.111 12,229,754 122,298 .. 24.4060 97.532 37,803 59,729 " 2034.35 ... 22.003,396 , 22.003.396 13,076,039 130,760 '" 2&,1!l:! 104,281 40,917 "'" " ""." ... 22.883.531 , 22,863,531 13."',174 139.562 ". lU12 111,300 404,156 67,1404 " 2036-37 ... 23,798.873 , 23,796,873 14871.516 148.715 m 211,7"3 118,600 47,~24 71,076 ,. 2037-38 ... 24,750,828 , 24,750,828 15,823,471 158,235 '" 31.647 126.192 51.028 75.164 " ""." ... 25,74O,8El " 2'5.740,861 16,813,504 168,135 ." 33.li27 134.068 54,671 79417 " ",.., ... 26.770,495 , 26.770.495 17,8<13,136 178,43' ... 35,688 142.299 "'" 83,639 " ""'" ... 27.8<11,3\5 0 27.8<11315 18.913.958 189,140 '" 37.8211 150,839 62.401 68,.38 '" 2041-42 ... 28.954.967 , :28,954967 20.027.610 200.276 '" 40,055 159.720 66,499 93,221 " 2042-43 ... 30,113,166 , 3(1,113,166 21.185,809 2",e5e '''' 42.312 168.957 n.058 96,899 " ".,... ... 31.317,693 , 31.317.693 22,390,336 223,903 "" 404.761 178,563 n.'" 100,723 " "..., ... 32.570,401 , 32.570,401 23,643,044 236,430 '" 47):88 188,553 83,653 ,,,roo " "'.... ... 33.813.217 , 33,813.217 24,9-45,860 249.459 '" 41l.8112 196,9-43 90,107 108,837 " "..., ... 35,228,145 , ~,:ne,145 26.300,7&8 263.008 '" 62.602 209,749 96.610 113,139 " "',... ... 36,637,271 , 36,637.271 27.709,914 271,099 '" 56,420 220.987 103,374 117,613 " "..... ... 38,102,762 , 38.102.762 29.175,4-05 291,7$4 '" 58,361 232,674 110.408 122.266 " """ ... 39,626,872 , 39.626,872 30,699,515 ""'" '" 81,3911 244,829 117,724 127,1~ " ""." ... 41.211.9-47 , .',21',9-47 3.2,28<1,590 "'''' '" ...... 257,470 125,332 132,137 " 2051.52 ... 42,860,425 , 42,860,425 33,933068 339.331 ... 67,88li 210,616 133,245 137,371 " 2052_53 ... 404,57.,842 , 44,574,842 35.647.485 356,475 '" 71.2ll5 28<1,289 141,474 142,814 " ""'"" ... 46,357,636 , 46,357,836 37.430,479 374,305 ." 74.161 "''''' lSO,033 14/1,475 " ""." ... 48.212,149 , 4/1.212.149 39,284,792 392,8<18 '" ".'" 313,296 158.933 154,363 << ""." ... 50.140.635 , 50,140,635 41,213.278 412.133 '.000 12,427 328,676 168,190 \60.48E " ""''' ... 5214626' , 52146261 43,2189O'l 432189 '000 ..." ~'" 177.817 16685<1 CumuIaI...eTOIaI!I 571160,]" $18.012 $14432Q1 $5754814 $21>55.603 $3,199211 _"_'"""Co<ro!,_20'O-'lRoI ZJS0<>.n4V_"<JIKI"'k>_"~ 3Iu-..oCU''''V_~'''._otO'Jl. 1.J~6OI_f"""'...2O'lI.oI""ll'_""""-"'."""" 5iNolR.......",.,...F_..r.noIOI.............Ml__co,_.r""'!_,Wbf,Ior..n'IO'ongagonc~p.O,.......... 81lho~'...'_~.pottw>nol'he"'.""".......goono<OO............_,...,~10IhopOnoclolclol'll_""Iho_4r..lto_roc;'- 359 ROO,,,", 1lV2712011 CDC/2011-59 Tax Increment Revenue Projections Appeodb.4-X Redevelopment Agency of the City of San Bernardino - Merged Area B (Added AreaM) .....M<lVauF......,." AnnualG.os. c..n, H_log ~ Sliil"or~ T...~l > Secu<ed' u.....,,' ,.. Ini;'~menl" T;..lncf"""'" - ,- ""''"-' P_Tl'Ifoogn .- , . """ 0(,,,, """"'" eM/go: OepcKlts' Revenue I Pa._ . " $26157526 " 52861.5:;>6 , Kl12_13 "'" 1.'14l:U;t21 0 2.1Ill2.22, 11~,IGl 0 . 0 0 0 , 2013-'<\ ... 3,101.5\6 0 3.101,516 2n.OOO '''' ... '''' ... ,.'" , 2014-15 ... 3.225.577 0 3.225.577 358.051 3,581 '" ,.... '" 2,146 . 2015-16 ... 3.~,600 0 3.35-4.600 487.074 4.1171 " ." ,.'" ." 2,910 , 2016-17 ... 34U.iS4 0 3,4&1,784 621.258 6,213 " 1.243 4955 1,243 3,712 . 2017_16 ... 3,628.335 0 3,626,335 "''''' ,.'" " 1.522 6.007 ,.'" '.'" , 2018-19 ... 3,773,4l$9 . 3,773,469 905,943 9,059 " 1.812 7.225 1.612 $,413 . 201~20 ... 3,924,407 0 ].9:14,401 1.05(>,881 10,569 " 2.114 .". 2.114 6.315 , 2020-" ... 4,0lI1.38<I 0 4,081,38<1 1.213,8$6 12.139 " .." 9.681 2.426 7.253. " 2021-22 ... 424-4639 0 424<\639 1.377,113 13,771 " .,,, \0.9Il2 2.75<1 6.228 " 2022-23 ... 4.414,425 0 4414,425 1,50$6,$99 15,.ol69 " ,.... 12,337 3,379 8.957 " =" ... 4,591,002 0 4591.002 1.723,476 17,235 " 3."7 13,745 .."" 9.716 " 2024.25 ,.. 4,n4,&42 0 4.n4,~2 1.907.116 19,071 " 3.814 15,2Oe 4,705 10.50S " ,."." ,.. 4,965,62] 0 4,965,627 2.098.101 20,981 " 4.1H 16,732 5,407 11.325 " ,.,." ,.. 5,164,252 0 5,164,252 2.296.726 22,967 52 4.~) 18,316 6.138 12.178 " ,."." ... 5,370.822 0 5,370,822 2.503.296 25.03:.1 " 5.007 19.964 '.'" 13,065 " ,.,." ... 5,585.655 0 5,565.655 2.7111,129 27.181 " .'" 21.677 ,7.689 13,988 " =" ... 5.809.082 0 5.809.082 2,&oI1,~ 29,416 " 5,883 23,459 8,511 14,&018 " 2030-31 ... 6.041."5 0 6041,"5 3,173,919 31,739 " ,.'" 25,312 ,... 15,946 " 2031_32 ... 6.283.103 0 6283,103 3,415,577 34,156 " 6.131 27,239 10,256 16,9ll3 " ""." ... 6.534,427 0 6,5034,427 3666.901 ~'" " '.'" 29,244 11,181 18.063 " ""." ,.. 6,7'95,804 0 6,795,llG4 3.918.278 39,283 " 7.857 31,328,' 12,143 19.186 " ",.." ,.. 7,067,636 0 7,067,636 4.200.110 42.001 '" ..... 33,496 13,143 20.353 " ,,,,.,, ... 7,3&1,341 0 7,3&1,341 40482,815 ".'" '" ..... )5.7~ 14,183 21.567 " 2036-37 ... 7,&44,355 0 7,644,355 4,776,829 47.768 ". ..'" ,,,., 15.265 22,830 " 2037-38 ... 7.lI5O.129 0 7.lI5O.129 5,082,603 "'" '" 10.165 40,534 16.390 24,143 " """" ... 8.268.134 0 8.268.134 5,400,606 ".006 '" 10.101 43,010 17,561 "'" " ",... ... 8.59U&1 0 8598,860 5,731,3304 57,313 '" 11.4&3 45,101 18,718 26,930 " """" ... 8.&012.614 0 8&012,814 6.075.288 60,753 '" 12.151 48,450 ".... 28.0407 " :2041....2 ... 9,300,527 0 9,300,521 6.433.001 64,330 '" ,,.,, 51,303 21,360 29,&013 " ""'., ,.. 9,672,$48 0 9,612,548 8.805.022 "."'" '" 13.010 "'" 23.146 31,124 " "',... ... 10,059450 0 10.0SlI,450 7,191,924 11.919 '" ",.. 57.358 "."" 32,353 " ,....." ... 10,461.828 0 10,461,828 7,594,302 75,&013 "" 1$.1" 50'" 26,934 33,630 " "'.... ... 10,eeo,301 0 10,880,301 8,012,775 80,128 200 10.028 "."" 28,9-43 "'" " ,..,., ... 11,315.513 0 11.315.513 8,"7,961 84.480 '" lMIlO 61,373 31,032 36.341 " "',... ... 11.768.133 0 11.768.133 ll.IIoo,601 ".006 22' 11.801 70,982 33.'" 31,778 " """" ... 12.238,859 0 12.238.859 9.311.333 93.713 23. 18.743 74,136 ".... 39,212 " """ "'" 12.128,413 0 12,728,413 9860.887 "... '" l'i.722 78.641 37.814 ".'" " ,....52 ... 13,237,549 0 13,237,549 10,310,023 103.700 '" 2O,7t(1 62.101 ".'" 42,443 .. 2051-52 ... 13,761,051 0 13,767,051 10,899,525 108,995 222 ".", 66,924 42.799 "'" " ""." ... 14,317,734 0 14,317.734 11,450,208 "4,502 '" ".... 'i1,315 4$,442 45.873 " "'''' ... 14,890,443 0 14,690,443 12,022.917 120,229 '" 24.G46 "'" 48,191 47,691 " ""... ,.. 15.486.061 0 15.4-96.061 12,618,535 126,185 '" 25.237 100,633 51.050 49,582 .. """56 ,.. 16.11)5.503 0 16.105.503 13.237.1177 132.380 '" 2&.478 105.573 54,024 51.549 " """52 ... 16749723 0 16749,723 \3882191 "'''22 '" 27.784 110711 ~7116 ~'" CUI'I'IUIat..eTotals ~2 3'18:>8" ~5 786 ""~ ~1848484 ~820,8n ~1 027608 _,I/..........._CI>unlI...........20'0-11Ilal 21Socur.dV......._O'dl<>_..~ )lu.-c...O'd\l_~"'e_..O'lI OIHl>uorog ~__f...n".2l:"lo"'lht_Ia'__",,___, 51t1ft_..........f....a........oII'oouoo'1gMl_.....eo _,...""..,l><lI_...,Io_~_,"",.......o 61Tho~..;I,-..O<1I)'.'""""'''''...Ia'__......._'..O'd"'Iho...._,....P<__'o....po<1O<lal...)'O'_blho-..'''.....IO_....--.. 360 IlSG,1nc lM7l2OlI Tax Increment Revenue Projections Appendi1l4-Y Redevelopment Agency of the City of San Bernardino - Merged Area B (Added Area N) ~ A$usMd Val.... FOfK.1 AnnuaIG.OM ,- H(M,lslng ... StaIUlOly T..lncrement ~ SeclX...:I' u_....'r T.. Irocre.......... T..lnc;remenl -, ,- ,-- PanTtvOl.'gh Rev........ "''''' ".. ""... ,..~ Oe>posils' Revenue ~ ,,"""" " $15978104 " $15978104 , 2012-13 ,~ 16.61,,~ , lb,t>11,L.'ll 63>0,124 , , , , , , , 2013-14 ",. 17,281917 , 17,281,917 1.303.813 13,038 " 2._ 10.396 ,.- 7,790 2 2014.15 ",. 17,973.1904 , 17,973.1904 1.995,090 19,9'51 ..." 15,961 ''''' 11,971 , 2015.16 ""' le,692,122 , 18692.122 2.714,018 27,140 " 5.42& 21,644 5.426 16,216 , 2016-17 ""' 19439,607 , 19439,607 3461.703 34,617 " 6.1123 27,607 6.923 "'''' , 2017.18 ". 20,217.399 , 20,217399 4,:239,295 42.)93 ". &.4~ """ 8.479 25.330 T 201e.19 ". 21.026.095 , 21,026,095 5,047,991 50,490 '" "... 40,258 10,096 30,162 . 2019-20 ". 21.1167.139 , 21.867,139 5,889.035 58,690 W 11,n& "'" ",ne 35,1e7 , 2020-21 ,.. 22.741,824 , 22,741,824 6,763.720 67,637 '" 13.521 53,941 13.527 40,413 " 2021-22 ,.. 23,651,497 , 23,651,497 7,673,393 76,734 ", 15.347 61.195 15.347 45,8<19 " 2022-23 ,.. 24597,557 , 24.597,557 6.619453 86,195 '" 17.239 68,740 16.626 49,912 " 2023-24 ... :25,581,459 , :25.581459 9,603,355 96.034 "" 10.201 76,581 22,449 54,138 " "',." ,.. 26.604,718 , 26,604118 10,62ll,f114 \06,266 '"' 21.253 84,747 26,215 58.533 " ""''' ,.. 27.668,906 , 27,668,906 11,690,602 116,906 m ",., 93,234 30,131 63.103 " ""''' ,.. 26.775663 , 26,775,663 12,797,559 127.916 '" 25.595 102.061 '"'' 67,857 " 2027.26 ,.. 29926,689 , 29,926,689 13,9-48.585 139,4a!l '" 21.897 111,240 38,439 72,800 " "'''''' ,.. 31,123.757 , 31,123,757 15.145653 151,457 '" "'", 120.767 42,845 n,942 " "'".'" ,.. 32,368,107 , 32,3611.707 16.390.603 163,906 '" 32,761 130.715 47.426 "'" " 2OJO.31 ,.. 33,663,455 , 33,663455 17.685,351 116,8!j.\ .., 35.371 141,00l1 52.191 88,650 '" 2031-32 ,.. 35,009,993 , 35.009.993 19.031,889 190,319 '" ".'" 151,n9 57.146 94,633 " 2032.33 ,.. )6,410,393 , 36,410.393 20,432,289 """ '" 40.865 162,946 ".300 100,646 " "'33-" ... 37.866.609 , 37,800609 21.888.705 2\8.887 '" <2,m 174,562 67,659 106,903 " 2034.35 ,.. 39.361.481 , 39,361,481 23,403,377 234,034 '" ~"" 186842 73.133 113.409 " "'"." ,.. 40,956,141 , 40,951;,741 24,978.637 249,786 '" ,.g,0~ 199.205 79,030 120.115 " 2036-37 ,.. 42,595,010 , 42,595,010 26,616.906 266,169 '" 33'" 212.270 85.1159 127.211 " 2037.38 ,.. 44,2911,S11 , 44298,811 28320.707 283,201 TOO 56.641 225,858 91.329 134.529 " ",,.32 ",. 46,070,763 , 46.070.763 30.092,659 300,927 '" 5O.U5 239,969 97.850 142,139 " "',..., ,.. 41,913,593 , 47.913593 31,935.489 319.355 TO' 63.811 "'''' 104.631 15O,Q5.( " ""'" ... 49.830.131 , 49,630.137 33,852,033 338.520 ~ 117.704 269,910 111.68A 158,2&1 30 2Qoll1-"'2 ... 51.823.343 , 51,623,343 35,845,239 358.452 '" 71.6110 285.866 119.019 166,847 " 2042"'3 ,.. 53.896.276 , 53,896,276 37,918,172 379,182 ~. 15.8J1l 302.397 128,969 173.426 " "'''' ,.. 56,1l52,127 , 56,052.127 40.074023 400,740 ''''' llll.14B 319,590 139,317 180,273 " ~, ,.. 58,294,213 , 58.294,213 42.316.109 423,161 '''' '4.632 331,471 150.079 187,39:2 " "'.... ,.. 60,6:25,961 , 60.625.961 44647,8n 446,419 1.116 ",., 356,067 161.272 194,795 " ",....T ,.. 63,1l51,020 , 63.l)51.020 47,072,$16 470,m 1,1n 1l4.1415 315.407 172$\2 202,494 " 2Qoll7--48 ",. 65,513.061 , 65,573.061 49.594,957 495,950 1.240 119.l1lO "''''' 185,018 210,502 " ""., ... 68,195.984 , 68,195.984 52,217,600 522.179 '''' 104.01 416.436 197,608 2\8.830 " "',.., ... 70.923.823 , 70,923,623 $4,945,719 $49.457 1.374 10l1.fil 438.192 210,701 227.491 " ""'" ,.. 73.760.776 , 7.3,760,776 57,782.672 577,827 1.445 lI5,565 460.817 224,319 236.498 ., 2051.52 ,.. 76.111,207 , 76,711201 60.733.103 601,331 1,518 121._ "H" 236.481 245.866 " =-33 ""' 19,779,655 , Ti.779.655 63.601.551 638,016 ,,,, 121.603 508,817 :253,209 :255,608 " "'3-" ""' 82,970,841 , 82.970.841 66,992,737 669,927 1,675 133."5 534,267 268.527 265,740 <2 "".33 ... 86.289,575 , 86,289575 70,311,571 703.116 1.758 140.623 560.735 264.458 276,m " "'''' ,.. 89.74\.262 , 89,741,262 73.763,158 737.632 1,844 141.52e 588.261 301.025 287,236 " ""." ,.. 93330913 , 93.330.913 n.352.609 n3528 "" 154,70(1 616889 318:>'>6 298633 Cu",uta"veTOIalS S12.915192" S32236 S2.583038 S102%l916 ~.5i3\",06 S572'5920 _.11__kom~y_201o.11R" :lJSecuro<lv.......<PO<'o<Ilo~_.12'll 3/~o<IV_ljIfOWIf1rsl._..~ "'__hl__F__20-.oIl~~C"\ll'roa_"'.._ 51'"""_veIOpmot"'f.......'.rwlcf~...___CC _,""""I..,lKA_..nylo'~OOOtltypoy_ 61n-..~y"'r_cn'y.pO/IOOnolll>olo.na.__'"o<Inlhol''lhColl'n..p<cport""*lo,,,"poncclolCl4yor_twI(IlcrlhO_......NIo_'''''''''''''to 361 RSG,1nC lDfZ7l2011 CDC/2011-59 ID R/\Fl1 ADDENDUM TO THE FIVE YEAR IMPLEMENTATION PLAN REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO FY 2009-10 THROUGH 2013-14 ~D.O..EI.ED BY CDC HES.0,LUIION,NOSL ~ 1 1 " .,- , · I r I loin.. - Ifi"I. - I . It>'~'.~-''''''''Jf '.. '.....,....,.....,...._"'I'"'l':"- ,.~i---r: _. . -- -l I , I I I I TABLE OF CONTENTS INTRODUCTION ................................................................................................................................................1 About This Addendum ............................................................................................................................... 1 Objectives of the Addendum .......................................................................................................................................2 Organization of the Document ....................................................................................................................................2 SECTION I: OVERVIEW & BACKGROUND................................................................................................... 3 SECTION II: REDEVELOPMENT STRATEGIC PLAN .................................................................................... 6 REDEVELOPMENT PLAN GOALS .................................................................................................................. 7 Community Reinvestment and Revitalization ....................................................................................... 7 STRATEGIC PLAN N I NG................................................................................................................................... 8 Strategic Objectives and Regional Strategies ...................................................................................... 8 S tr ateg ic Object ives .. ....... ............ ..... ... ....... ..... ......... ........ ..... ..... ... ... .............. ........ ... ... ....... ..... ........ .......... ....... ..... ........ 8 Plans and Policies ... ........ ..... ... ...... .......... ... ................ ............ .... ... ... ....... ...... ..... ... ............ ..... ......... ...........8 Public Infrastructure and Facilities ...... .............. .................. .... ...... ......... .... ..... ............ ... ..... ........... ............9 Catalytic Projects...................................................................................................................... ..................9 Reg iona I Str ateg ies and W 0 r k Prog ra ms ... .... ....... ... .......... .... .......... ... ... ........ ... ..... .......... ..... ... ............... ....... ..... ..1 0 FUN DI NG SOURCES.......................................................................................................................................................10 ABx1 26 and ABx1 27 .......................................................................................................................................................11 REDEVELOPM ENT WORK PROGRAM .........................................................................................................12 Five Year Work Program for Reinvestment & Revitalization of Merged Area B ............................12 Merged AREA B Work Program................................................................................................................................12 SECTION III: HOUSING COMPLIANCE PLAN ............................................................................................24 I NTRODUCTION .............................................................................................................................................25 Overview of the Housing Compliance Plan Amendment ..................................................................25 AGENCY'S FIVE YEAR AFFORDABLE HOUSING GOALS ........................................................................26 Community Affordable Housing Focus ................................................................................................ 26 AGENCY AFFORDABLE HOUSING FIVE YEAR STRATEGY..................................................................... 27 Affordable Housing Strategic Programs .............................................................................................. 27 Afforda ble Housing Work Program ........................................................................................................................ 27 AFFORDABLE HOUSI NG COMPLIANCE .....................................................................................................30 BLUEPRINT FOR AGENCY HOUSING ACTiViTIES..............................................................................30 HOUSI NG PRODUCTION ............................................................................................................................................ 30 REPLACEMENT HOUSING ...........................................................................................................................................31 HOUSI NG PROGRAM CASH FLOW ANAL ySIS.................................................................................................. 31 ABxl 26 and ABxl 27 .............................................................................................................................32 Ex pend itu res by Household Types... ..... ......... ..... ... ............. ...... ........ ........ ... .......... ... ..... .......... ........ .......... ..... ....... 32 APP 363 SAN BERNARDINO - GROWING LOCALLY AND GLOBALLY "The City of San Bernardino Economic Development Agency is a focused, diversified organization whose mission is to enhance the quality of life for the citizens of San Bernardino by creating jobs, eliminating physical and social blight, supporting culture and the arts, developing a balanced mix of quality housing, along with attracting and assisting businesses both independent and through public-private partnerships." San Bernardino Economic Development Agericy 201 North "E" Street, Suite' 301 San Bernardino, CA 92401-1501 (909) 663-1044 www.sbrda.orq ii APP 364 INTRODUCTION About This Addendum Every five years, redevelopment agencies are required to adopt implementation plans that establish five-year operational and financial work programs for carrying out the redevelopment and affordable housing responsibilities of the agencies. This addendum to the Five Year Implementation Plan ("Addendum") amends the Five Year Implementation Plan which was adopted on December 7, 2009 ("2009 Implementation Plan") by Community Development Commission of the City of San Bernardino ("Commission") Resolutions 2009-65 and 2009-66 for the Redevelopment Agency of the City of San Bernardino ("Agency") and covered the five-year planning period for fiscal years 2009-10 through 2013- 14 ("Planning Period"). This Addendum has been prepared pursuant to the requirements of Section 33333.11 (e)(7), 33451.5 (c)(7) , and 33352(c) of the California Community Redevelopment Law, Health and Safety Code Section 33000, et. seq. ("CRL"). The CRL requires the preparation and amendment to an existing implementation plan if an agency proposes to amend an existing redevelopment project area. The Agency is proposing various amendments to six of its existing project areas ("Merger and Amendments"). The Merger and Amendments would address the needs of the Agency by making the following changes: 1. Merge the Northwest, State College, 40th Street, CCW, Mt. Vernon Corridor, and Uptown Projects Areas, referred to as the "Existing Project Areas" within Merged Area B; 2. Add approximately 629.2 acres in 14 non-contiguous sub-areas to Merged Area B for the purpose of eliminating blighting conditions that exist in the proposed Added Areas, referred to as the "Added Areas" within Merged Area B; 3. Extend the State College Project Area's term of effectiveness and the time limit to collect tax increment revenue and repay debt by 10 years; 4. Establish a single cumulative tax increment revenue limit for Merged Area B, exclusive of the Added Area and the 40'h Street Project Area; 5. Establish a single cumulative bonded indebtedness limit for Merged Area B, inclusive of the Added Area; 6. Extend or re-instate the power of eminent domain within the State College, Northwest, Uptown, Mt. Vernon Corridor and 40th Street Projects (five of the six areas) and the proposed Added Areas for 12 years from the effective date of the adopting ordinance excluding all owner occupied single family homes from such authority; 7. Provide a single Merged, Amended and Restated Redevelopment Plan ("Amended Plan") document to cover Merged Area B inclusive of the proposed Added Areas; and 8. Create a comprehensive "Projects List" as part of the Amended Plan that would update (and is some cases create) a public improvement projects list for the entirety of Merged Area B inclusive of the Added Areas. The six project areas under consideration include the State College, Central City West, Northwest, Uptown, Mt. Vernon Corridor, and the 40th Street Redevelopment Project Areas ("Existing Project Areas"). The Agency is also proposing to add approximately 629 acres in 14 non-contiguous sub-areas to the Existing Project Areas ("Added Areas"). The EXisting Project Areas and Added Areas are collectively referred to as "Merged Area B" and individually referred to as "Project Area" or "Added 1 APP 365 Area." The Added Areas are scheduled to be adopted as part of the Merged Plan on July 27. 2012; however, the Added Areas will be on the same implementation plan cycle as the Agency's other 14 redevelopment project areas and the same as the Existing Project Areas in Merged Area B. OBJECTIVES OF THE ADDENDUM The Agency's objective for this Addendum is to incorporate changes resulting from the Merger and Amendments: . Update the time and financial limits for the Existing Project Areas. . Include all pertinent information related to the Added Areas in the Addendum. . Update the Agency's affordable housing requirements to include the Added Areas and the 10-year extension to the State College Project Area. ORGANIZATION OF THE DOCUMENT The contents of this Addendum are organized in the same three distinct sections as the 2009 Implementation Plan: Section I: Overview and Background. This section provides a map of Merged Area B (Existing Project Areas and the Added Areas) and outlines their respective time and financial limits. Section II: Redevelopment Strategic Plan. This section amends the Agency's redevelopment strategic plan for the next five years, including a comprehensive work program of projects and programs in Merged Area B (Existing Project Areas and the Added Areas). The projects and programs contained in the work program represent the strategic priorities of the Age~cy. The future implementation of each project or program is subject to funding availability and approval by the Commission.' Section III: Housing Compliance Plan Amendment. This section contains an amendment to the 2009 Housing Compliance Plan for the current 10-year compliance period (FY 2004-05 to 2013-14), including the additional production, replacement, and expenditure of funds for affordable housing in Merged Area B (Existing Project Areas and the Added Areas). This section fulfills the requirements of CRL Sections 33413(b)(4) and 33490(a). 1 CRL Section 33490(a)(1)(B) provides that the adoption of an implementation plan shall not constitute an approval of any specific program, project. or expenditure and shall not change the need to obtain any required approval of a specific program, project, or expenditure from the agency or community. 2 APP 366 SECTION I: OVERVIEW & BACKGROUND 3 APP 367 The Redevelopment Plans for the Existing Project Areas set forth limitations with regard to collecting tax increment revenue, incurring bonded indebtedness, Redevelopment Plan effectiveness, and the use of eminent domain. The time and financial limits for the Added Areas are contingent upon adoption of the proposed Merged Plan. Table 1-1 below outlines all of the proposed time and financial limitations of each of the project areas, existing and added, of Merged Area S as set forth in the proposed Merged Plan. Proposed Merged Area B Time & Financial Limitations' ik;t. Table 1-1 San Bernardino Merged Area B Proposed Last Date to Proposed Limit Effectiveness of Bonded Debt Last Date to Incur Eminent Domain Receive Tax on Receiving Tax Project Area Plan Limit Debe Authority Increment Increment Exlstina Proiect Areas Stale COllege 4 April 27, 2023 Eliminated July 17, 2024 April 27, 2033 Central City West February 17, 2019 Eliminated Expired February 17, 2029 Northwest July 6, 2025 Eliminated July 17. 2024 July 6, 2035 $2,800,000,000 Uptown June 18, 2027 Eliminated July 17, 2024 June 18, 2037 Mount Vernon Corridor June 25, 2031 Eliminated July 17. 2024 June 25, 2041 40th Street August 10, 2030 July 10, 2020 July 17, 2024 AUQust 10. 2045 NfA Proposed Added Areas Added Area A July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area B July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area C July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2067 Added Area D July 17, 2042 $461,000,000 July 17, 2032 July 17, 2024 July 17..2057 Added Area E July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area F July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area G July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 NfA Added Area H July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area I July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area J July 17, 2042 July 17, 2032 July 17,2024 July 17, 2057 Added Area K July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area L July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area M July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 Added Area N July 17, 2042 July 17, 2032 July 17, 2024 July 17, 2057 1 Limits assume a July 17, 2012 eflectlveness date for/he Merged Area B Plan. 2 LimitatiOns are as indiCated for each cons/Ituen/ ProjfJCt Area 3 Time limits to incurcfebt were eliminated pursuan//o 333336{eJ(2J(B) following rile enactment 01 SB 211 (Chapter 741, StaW/es of 2001) if! 2002. 4 Effectiveness of oan dale and the last dale to rec&lve ta)( lfIC,emenr are the new ""'''''sed dates ""rsuanr to 10-'-a' exfenslOfl Source: ProieCt SummaIY Charts. San Bernaromo EDA A map of Merged Area S, including both the Existing Project Areas and the Added Areas, is located on the following page. 4 APP 368 MERGED AREA B AND ADDED AREAS REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO ADDED AREA A ADDED AREA I B NORlMWEST PROJECT AREA ADDED AREA E ADDED AREA F ADDED AREA I ADDED AREA K ADDED AREA J CENTRAL CITY WEST PROJECT AREA Legend 40th Street Project (Existing) Mt Vernon COITidor PrOject (Existing) . Northwest Project (Existing) State College Project (Existing) Uptown Project (E)(isting) Central City West Project (Existing) Added Areas (New) repilre une ADDED AREA M N A M't VERNON CORRIDOR PROJECT AREA o 025 0.5 1 H H 1----1 1.5 2 1----1 Miles 5 APP 369 SECTION II: REDEVELOPMENT STRATEGIC PLAN . 6 APP 370 REDEVELOPMENT PLAN GOALS Community Reinvestment and Revitalization This Addendum builds upon the 2009 Implementation Plan's programmatic work plan for implementing and achieving the goals of the Agency during the Planning Period. Those strategic goals are set forth in the Agency's proposed Merged Plan. e LIVE -~\ ~ PLAY WORK o INVEST -~ ACCESS o GO ~ COLLABORATE @ PRESERVE Develop Community Identity. Foster community identity by promoting an environment characterized by architectural and urban design principles, developed through the encouragement, guidance, and professional assistance to owner participants and redevelopers. Improve Quality of Life. Increase the variety of recreational opportunities available to the residents within the Project Areas. Encourage neighborhood beautification. Create a Stronger Local Economy. Create local job opportunities by attracting retail and other non-residential commercial and office uses, particularly along major thoroughfares. Invest, Promote, and Respect. Promote economic development in the Project Area(s) by providing an attractive, well-serviced, and well-protected environment. Encourage coordinated land use patterns consistent with the City's General Plan and land disposition and development through land assembly and improved access to infrastructure and public services. Address incongruous land uses by developing landscape buffers and greenbelts. Eliminate and prevent blighting conditions and restore and reuse historic structures. Emphasize Infrastructure Improvements. Facilitate efficient and safe improvements to public infrastructure and facilities that serve the Project Areas, including installation, construction, reconstruction, redesign, or reuse of streets, utilities, curbs, gutters, sidewalks, and other public improvements, Improve and Develop Efficient Circulation Systems. Develop a circulation system that improves vehicular movement. Provide and regulate the provision of parking to meet the needs of residents and commercial businesses. Encourage Community Engagement. Economically revitalize the Project Areas by supporting the cooperation and participation of residents, business owners, public agencies, and community organizations. Housing Accessible to All Families. Increase, improve, and preserve the supply of housing, especially housing affordable to very low, low, and moderate-income households. Increase home ownership in the residential portions of the Project Areas. 7 APP 371 STRATEGIC PLANNING Strategic Objectives and Regional Strategies The following is a recap of the strategic approach outlined in the 2009 Implementation Plan. To implement the redevelopment goals of the Agency, the 2009 Implementation Plan establishes strategic objectives, regionally-focused strategies, and a five year action plan of projects and programs. The work programs share a common sequence of strategic objectives designed to create a logical and strategic plan for successful redevelopment. ' STRATEGIC OBJECTIVES . Much of the Agency's success depends on its ability to time projects to market opportunities, anticipate and respond quickly to the needs of investors, and build bonding capacity to support new development and public improvements. The Agency's five year work programs are structured around three consistent strategic objectives intended to maximize the Agency's responsiveness to market opportunities, manage public and private risk, and facilitate the creation of public improvements and affordable housing. Plans and Policies Redevelopment is a catalyst and tool to pursuing a vision that is cast by City leaders through land use plans and policies. Long-range plans that support redevelopment activities provide policy direction to derive the greatest public benefit from redevelopment activities and projects, and discourage inefficient piecemeal development. By establishing land use objectives and policies, development standards, and design guidelines, the City sets the policy stage for redevelopment and helps create a reduced-risk environment that more readily attracts private investment. Land use plans and policies also provide the framework for planning and financing infrastructure that will support new development. During the next five years, the development and adoption of updated land use plans and policies will be critical in the Downtown area where the City and Agency 8 APP 372 recently completed a long-range Downtown Core Vision/Action Plan. Updated General Plan and zoning regulations will provide tools for guiding redevelopment of the Downtown. Public Infrastructure and Facilities As land use plans and policies are crafted and updated to support the revitalization goals of the City, the City and Agency must determine how to proactively finance and build public infrastructure and facilities needed to support new development. Tax increment revenue generated from new development can be leveraged toward public improvements and facilities that benefit the entire project area and neighborhood, and not just individual development projects. By upgrading infrastructure to create capacity that supports additional future development, the Agency will greatly advance the revitalization goals of the City while creating an environment that attracts capital and is more readily responsive to market opportunities. The City's main commercial corridors will be an important focus of this Implementation Plan. Catalytic Projects Redevelopment acts as a "sparkplug" in city revitalization efforts, creating just enough energy and momentum in a city's economic engine to let it rev up and run on its own. By strategically focusing and leveraging resources on key "catalyst projects," redevelopment can spark enough market confidence to attract private investment to a city's revitalization vision and plans. In the current economic downturn and depressed real estate market, distressed opportunity areas around the City have emerged containing vacant buildings and development-ready sites in key strategic locations along major corridors of the City. This Implementation Plan identifies strategies and projects targeting those distressed opportunity areas. 9 APP 373 REGIONAL STRATEGIES AND WORK PROGRAMS A series of regional strategies were identified during the Agency's strategic planning process for the 2009 Implementation Plan. This Addendum outlines strategies as they apply to Merged Area B. Under each strategy, specific projects and programs that implement the strategy are presented. The projects and programs contained in the work program represent the strategic priorities of the Agency. The future implementation of each project or program is subject to funding availability and approval by the Commission as described below" FUNDING SOURCES The Agency's redevelopment powers and resources provide the Agency a unique ability to collaborate with other stakeholder agencies (e.g., City, IVDA, Omnitrans, federal agencies) to leverage multiple funding sources toward projects and programs that achieve common strategic objectives. The following strategic work programs contain potential projects and programs and identify cost estimates and their funding sources. These cost estimates are general and non-specific estimates and are not yet approved or budgeted expenditures of the Agency. Cost estimates are based on one or more funding sources as defined below. .' . . Definition CIP TIF Tax Increment Financing . DIF PBID CDBG/l08 N5P EPA 5B IVDA Omnitrans AFBA City Capital Improvement Program/Plan City Development Impact Fees Property-based Business Improvement District (as listed in the work programs, 'PBID" may also include assessment districts, landscape and liohtina districts. community facilities districts. etc.) Community Development Block Grant and Section 108 Loans (administered by the U.S. Department of Housing and Urban Development) Neighborhood Stabilization Program (grant administered by the U.S. Department of Housing and Urban Development) Federal Environmental Protection Agency grants County of San Bernardino Inland Valley Development Authority Regional bus transit agency . As Funding Becomes Available 2 CRL Section 33490(a)(1)(8) provides that the adoption of an implementation plan shall not constitute an approval of any specific program. project. or expenditure and shall not change the need to obtain any required approval of a specific program, project. or expenditure from the agency or community. 10 APP 374 ABXl 26 AND ABXl 27 On June 29, 2011, Governor Jerry Brown signed legislative bills ABX 1 26 and ABX 1 27, which effectively dissolves redevelopment agencies. but allows agencies willing to comply with a "State Mandated Payment" to be exempted from elimination. The California Redevelopment Association (CRA) and California League of Cities (League) have filed lawsuits with California State Supreme Court. The fate of ABX1 26 and ABX1 27 remains unknown at this time. In an effort to protect Agency resources, the Mayor and Common Council of the City of San Bernardino ("Mayor and Common Council") adopted an "opt-in" Ordinance and is preparing to pay the State approximately $14 million in FY2011-12 and $3.3 million each year thereafter for all 14 of the Agency's exiting project areas with tax increment revenue. The ABX1 27 payments comprise approximately 11% of the Agency's annual non-housing tax increment revenue and will affect the Agency's ability to finance redevelopment projects and programs. The Existing Project Areas represent approximately 52% of the tax increment collected in all 14 of the Agency's existing project areas and will be responsible for their proportionate share of the State Mandated Payments. However, the Merger and Amendments will allow the Agency and the City more flexibility in making the State Mandated Payments. 11 APP 375 CDC/2011-59 Redevelopment Agency of the City of San Bernardino ~ Addendum to the Five Year Implementation Plan FY 2009-10 through 2013-14 lmd REDEVELOPMENT WORK PROGRAM Five Year Work Program for Reinvestment & Revitalization of Merged Area B MERGED AREA B WORK PROGRAM The list below describes the proposed strategies, projects proposed, Merged Plan goals that would be achieved, projected timeframe, estimated costs and funding sources3, and the blighting conditions that would be alleviated in Merged Area S, inclusive of Northwest, State College, Central City West, 40th Street, Uptown, Mt. Vernon Corridor, and the Added Areas. I C~t Bllhbn . Strategic Project Projected Estimates I 9 9 ProJ9ctJDescnption Obj tl I) A 1)4 Goals Achieved T" f F d ConditIons ec ve s rea s lme rame un mg Alleviated Sources I STRATEGY B-1: CAJON BOULEVARD CORRIDOR. The Cajon Boulevard Corridor runs parallel to the 1.215 Freeway along the Northwest and State College Project Areas. The Corridor suffers from traffIC congestion and high commercial.retail vacancy rates_ An in.depth study to assess and address circulation deficiencies along the Corridor and University Parkway, including onramps to the 1-215 Freeway, is essential to this Strategy, Vacancy rates should be monitored as an indicator of infrastructure deficiencies. Public Infrastructure & Facilities sc o'-~o FY 09-10 thru 52,550,000 Conditions that FY 10-11 .:-rIF prevent or CIP/DIF substantially ,,,_nT ,"ccnl AFBA hinder the viable use of property, 0'-" 0 FY 11-12thru 55,000,000 Conditions that FY 13-14 TIF prevent or ,...nT Acelll ~ CIP/OIF substantially AFBA hinder the viable use of property. a 1-215 Project Study Report! University Parkway: Study Report for construction of direct connector ramp from University Parkway to Southbound 1-215 Freeway. a 1-215fUnlversily Pkwy Loop Construction: Construction of direct connector ramp from University Parkway to Southbound 1.215 Freeway needed to relieve traffic in the Cal State area and promote the use of vacant distribution centers. Public Infrastructure & Facilities sc J Costs and funding sources are subject to cI1ar.ge, and completion 01 these prOjects may require future action by the Agency and other entllles . NW=Northwest SC;State College, CCW=Central City West. 40th:::40th Street, MV=Mt. Vernon Corridor, UT;Uptown, .!!aA:::Added Area A, aaB;Added Area B, aaC;Added Area C, .!!IlD;Added Area D. a.!!E;Added Area E, aaF=Added Area F, a.!!G=Added Area G. aaH:::Added Art'1l H. aal=Added Area I, aaJ:::Added Aree J. eeK=Added Are.!! K, .!!aL:::Added Aree L, eeM;Added Area M. eeN=Added Aree N 12 APP376 Redevelopment Agency of the City of San Bernardmo ~ Addendum to the Flve Year Implementation Plan FY 2009-10 through 2013-14 ~ I I I I I eosl I Blh' Strategic ProJect Projected Estimates I 19 '"9 ProJ9ctlOescnption Ob I I I A 1)4 Goals Achieved T f F d Conditions Jec lve 5 rea s Ime rame un m9 All VI , d Sources e a e STRATEGY B-2: HIGHLAND AVENUE CORRIDOR WEST. The West Highland Avenue Corridor runs parallel to the SR-210 Foothill Freeway and contains the key intersection of West Highland Avenue and North Medical Center Drive which the Agency will examine for highest and best use, induding alternative land use strategies C Market Feasibility and land Use Analyses of W Highland Ave. I N Medical Center Dr. Intersection: Examine existing uses, ownerships. and zoning standards to identify development opportunity sites. Conduct market analyses for affordable housing, hospital uses, commercial reuse, etc. o Little Mountain Drive Street Improvements: Installation of a southbound lane on the west side of little Mountain Drive from 48th Street at Oevil's Canyon Creek. Funding from 112- Cent Sales Tax Fund. a West Highland Avenue Corridor Improvements: Identify buildings for preservation, demolition. renovation, and fatyade improvements. Public Infrastructure & Facilities o '-., I~ Conditions that prevent or substantially hinder the viable use of property. se FY 10-11 thru FY 11-12 AFBA ~ Catalytic Projects OO(!) ......IT _51"'. Depreciated or stagnant property values. NW, aaE, aaF FY 10-11thru FY 13-14 $100,000 TIF Substandard lots inmulliple ownership Catalytic Projects O.~..o ' ... . n. . . Depreciated or stagnant property values. Dilapidated and deteriorating buildings. NW, aaF, aaG ~,... FY 09-10 thru FY 12.13 $20,000 TIF 13 APP 377 CDC/2011-59 Redevelopment Agency of the City of San Bernardino ~ Addendum to the Five Year Implementation Plan FY 2009-10 through 2013-14 bmd I I I I eosl I Blhl Strategic Project Projected Estimates J 19 . 109 ProjectlDescnption Obi t () A ()4 Goals AchIeved T f I F d CondItions eClves reat> lmerame I un 109 All t d Sources eVl8 e Assembly/demolitionlsite clearance of parcels along the south side of West Highland Ave., between Macy St. and California 51. tofacilitale new development. '-~o ~ FY09-10 thru FY 12.13 $800,000 TIF Conditions that preventer substantially hinder the viable use of property. .o,(en. ~ COlLA_At' Substandard lols in multiple ownership. I STRATEGY B-3: BASELINE STREET CORRIDOR WEST. Th;western half of the Baseline Sire";; Corridor travels east-west between the 1-215 Freeway and the City', western boundary. 11 is considered a Distressed Opportumty Area wIth opportunitIes for reuse of commercIal and Industnal properties along the Corridor. a Market Feasibility and Catalytic NW, W, UT, OBO FY 10-11 thru $100,000 Depreciated or land Use Analyses: Projects aal " m ' FY 13-14 TIF stagnant property Examine existing uses, . values. ownerships, and zoning .._I ...""n High business standards to identify vacancies, low development opportunity . lease rates, and sites. Conduct market abandoned analyses for commercial and buildings industrial reuse. Baseline Street Corridor Catalytic NW. W, UT, 000 Depreciated or Improvements: Projects aal ' n, stagnant property . n, , .. values. Identify buildings for ,., -. ...""n FY 09-10 thru $20,000 preservation. demolition, '-",0 ~ FY 12-13 TIF Dilapidated and renovation, and fa~de PBID deteriorating improvements. buildings. AU:U. cou...o..." Assembly/demolition/site FY 11-12thru $500,000 Conditions that clearance of various FY 13-14 TIF prevent or parcels with multiple PBID substantially owners to facilitate new hinder the viable development. use of property a 14 APP378 Redevelopment Agency of the CIty of San Bernardino ~ Addendum to the Five Year Implementation Plan' FY 2009-10 through 2013-14 lmrl I I I Icost/Oihl" Strategic Project Projected Estimates / 19 109 ProJect/Description Obj .i (I A 1)4 Goals Achieved n f F d Conditions ec ve S rea s me rame un 109 Alleviated Sources Enter into a study agreement with a developer to study the feasibility of various types of development that would be of benefit to the surrounding neighborhood I TH . _', . STRATEGY B-4: 40 STREET REVITALIZATION STRATEGY, Adopted In 2000. the 40th Street PrOject Area consists of pnmanly commercial uses and I includes limited multi.family residential. A focused revitalization strategy will a roadmap for both near- and long-term redevelopment opportunities. a Secure Tenants for Vacant Catalytic 40th,aaB ~. ~ FY10-11 thru $250,000 High business Big Box Buildings: Projects .=!:, ~ FY 11-12 TIF vacancies, low Assist in reuse of vacant big ...:.. PBID lease rates, and box buildings aloog 40th St. AFBA abandoned buildings. a Market Feasibility and Land Use Analyses and Revitalization Strategy: Examine existing uses, ownerships, and zoning standards to identify development opportunity sites_ Conduct market analyses for commercial revitalization. Identify near- and long-term revitalization strategies based on market data and land use factors. a 40th Street Corridor Improvements: Assemble/demolition/site dearance of various parcels from multiple owners in order to facilitate new development. FY 11-12thru FY 13-14 $200,000 TIF PBID Substandard lots in multiple ownership. Depreciated or stagnant property values High business vacancies, low lease rates, and abandoned buildings Depreciated or stagnant property values. Dilapidated and deteriorating buildings. Conditions that Catalytic Projects 40th, aaB $100,000 TiF PBrD AFBA 0,' f).:: 0 ~ o .n . . ..yt ........It _...... FY 11-12thru FY 13-14 Catalytic Projects 40th, aaB O. f)" 0 o n. o .n . . L'U _. '....... '-., 0 ~ $720,000 TIF PBID CIP AFBA FY 11-12thru FY 13-14 ..eel" tOU"_"llI 15 APP 379 CDC/2011-59 Redevelopment Agency of the City of San Bernardino ~ Addendum to the Frve Year ImplementatIon Plan FY 2009-10 through 2013-14 ~ I I I I I Cost I 811 htin Strategic Project Projected EstImates I 9 9 ProJ&ctlDescnption Ob ti {I A 1)4 Goals AchIeved Tl f F d' ConditIons Jee ve 5 rea 5 me rame un 109 Alleviated Sources Enter into a study agreement with a developer to study the feasibility of various types of development that would be of benefit to the surrounding neighborhood. o Sierra Way Corridor Improvements: Assemblefdemolitionlsite clearance of various parcels from multiple owners in order to facilitate new development. Enter into a study agreement with a developer to study the feasibility of various types of development thai would be of benefit to the surrounding neighborhood. STRATEGY 8-5: MT. VERNON CORRIDOR REVITALIZATION STRATEGY. The Mt. Vernon Corridor travels north-south between Highland Avenue and I Grant Avenue and indudes a myriad of land uses that present near- and long-term opportunities for redevelopment and affordable housing activities. a Mt. Vernon/Spruce Street Retail Center: Enter into an agreement with a developer for the sale of four (4) Agency parcels for the development of new retail space. Catalytic Projects 4011>, aaB FY 11-12thru $200,000 FY 13-14 11F PBID CIP AFBA 080 '. m . ,- ~I'" -. 1""U1 FY 11-12thru $720,000 '-~O ~ FY 13--14 11F PBID CIP &.<<UI ~ cou..._.... AFBA FY 11-12thru $.1.00,000 FY 13--14 11F PBID prevent or substantially hinder1he viable use of property. Substandard lots in multiple ownership. Depreciated or stagnant property values. Dilapidated and deteriorating buildings Conditions that prevent or substantially hinder the viable use of property. Substandard lots in multiple ownership. Depreciated or stagnant property values. Conditions that prevent or substantially hinder the viable use of property. Catalytic Projects MV ~o ,=!=, . FY 09-10 thru FY 10-11 $500,000 11F PBID CIP AFBA "....., 16 APP380 Redevelopment Agency of the City of San Bernardino ~ Addendum to the Five Year ImplementatIon Plan FY 2009-10 through 2013-14 lmd I I I I I Cost I 81 hli . Strategic Project Projected Estimates' 19 og ProJ9ctlDescnpllon 0. II I I A 1)4 Goals Achieved T1 f F 01 Conditions Jec ve S rea S me rame un og All vi ted Sources e a U Mt. Vernon Bridge Public MV {) '-"' 0 FY 09-10 to $5,000,000 Conditions that Replacement: Infrastructure FY 11-12 TIF prevent or Replacement to meet current & Facilities PBID substantially seismic standards ..CC"I ~ CIP hinder the viable use of property. U 5th & Ml Vernon Street Public CCW {) '-"' 0 FY 09-10thru $200,000 Conditions that Parking lot Rehabilitation: Infrastructure FY 13-14 TIF prevent or Seal coat, strip asphalt. and & Facilities PBID sUbstantially lighting upgrade ,"\fl.. AUIIS ~ hinder the viable use of property U Mt. Vernon Corridor Catalytic NW,MV OB{) Depreciated or Improvements: Projects . ... . stagnant property . values. Identify buildings for ,........ FY 09-10 thru $20,000 preservation, demolition, __~O ~ FY 12-13 TIF Dilapidated and renovation, and fa~de PBID deteriorating improvements. AFBA buildings. ~ co......o..n Assembly/demolition/site FY 11-12thru $800,000 Conditions that dearance of various FY 13-t4 TIF prevent or parcels of multiple owners PBID substantially to facilitate new AFBA hinder the viable development use of property. Enter into a study FY 11-12thru $200,000 Substandard lots agreement with a FY 13-14 TIF in multiple developer to study the PBID ownership. feasibility of various types AFBA of development that would be of benefit to the surrounding neighborhood, 17 APP381 CDC/2011-59 Redevelopment Agency of the City of San Bernardino ~ Addendum to the Five Year Implementation Plan FY 2009-10 through 2013.14 lmd I I I I I Cost I . Strategic Project Projected I EstImates I Bllghtmg ProJectJDescnption 00 II {I A 1)4 Goals Achllwed T f I F d CondItions Jec ve 5 rea & Ime rame un m9 Alleviated Sources o Market Feasibility and land Use Analyses and Revitalization Strategy: Examine existing uses, ownerships, and zoning standards to identify development opportunity siles. Conduct market analyses for commerciall industrial uses. Identify near. and long-term revitalization strategies based on market data and land use factors. Catalytic Projects NW. MV, aal 000 uWl _.. FY 11-12thru FY 13-14 $100,000 TIF Depreciated or stagnant property values. High business vacancies, low lease rates. and abandoned buildings. - 16 APP382 Redevelopment Agency of the City of San Bernardmo ~ Addendum to the Five Year Implementation Plan FY 2009-10 through 2013-14 ~ Strategic ProJ&ctJOescnption Objectlvels) I I Cost I . . Blrghtlng Project G 1 A hi d I Projected Estimates / Cd'. 4 cas c eve on lions Area(sl I Tlmeframe Funding Alleviated Sources I STRATEGY 8-6: FOOTHILL AVENUE WEST. This segment of FoothiU Avenue travels east-west between Mt. Vernon Avenue and the City's weslem boundary. II contains muttl-famlly housing that may be appropriate for acqUISItion and rehabilitation. o Meridian Apartments Catalytic aaJ Revitalization Project: Projects Acquisition. demolition, and redevelopment of the Meridian Apartments. OO(!) FY 10-11 thru FY 12.13 $6,700,000 T1F NSP AFBA Dilapidated and deteriorating buildings. Conditions that prevent or substantially hinder the viable use of property. Depreciated or stagnant property values. A high crime rate that constitutes a threat to the public safety and welfare. u,. "'v'" .......vl STRATEGY B.7: OTHER STRATEGIC REDEVELOPMENT ACTIVITIES. Other Agency redevelopment projects and activities throughout Area Bare established below. a Business Relocation Assistance: Assist businesses to relocate. Catalytic Projects MV,aaK, aaM o~o un ~'''VI'' cO\.~...ou.. FY09-10 thru FY 10-11 $1,500,000 T1F PBID AFBA Conditions that prevent or substantially hinder the viable use of property. Substandard lots in multiple ownership. 19 APP383 CDC/2011-59 Redevelopment Agency of the City of San Bernardino ~ Addendum to the Five Year Implementation Plan FY :?O09.1O through 2013-14 bmd I I I I I Cost I BI ht . Strategic Project Projected Estimates I 19 Ing Project/Descnption Ob ti I) A 1)4 Goals Achieved T' f F d Conditions jec va & rea Ii un9 rame un mg Alleviated Sources !J Inland Center Area AM/PM: Catalytic MV (it 0 '-'" FY 09-10 thru $50,000 A serious lack of Complete development Projects FY 1()"11 TIF commercial under an ONner Participation ';' # CIP facilities that are -" '"vlll "eClu Agreement of an Arco 0 m normally found in AM/PM on Inland Center neighborhoods. Drive 10 serve the underserved need of the ~ COU/l._.'1 west side with such a facility. !J La Placita 1& n: Catalytic UT 080 Depreciated or Projects . .n stagnanlproperty la Placita II Mixed Use: . m . FY 09-10 thru $1,500.000 . values. Enter into a Development ~'''I -. ,,,vln FY 11.12 TIF Agreement with a '-" 0 ~ CIP Dilapidated and developer for a 20.25 unit, AF8A deteriorating mixed-use housing/retail buildings. transit-oriented ACU.. ~ CCH..~"'""'I development on 17 Conditions that parcels on the south side prevent or ., substantially of 2nd 51. between K 51. . and Mt. Vemon Ave. hinder the viable use of property. La Placita I Shopping FY 09-10 thru $2,000,000 Center: Coordinate with FY 10.-11 TIF La Placita on 2nd, LLC the CIP completion of the new PBID shopping center and off- AF8A site improvements La Placita I Tenant FY 09-10 thru 5450.000 Improvement Assistance: FY 10.-11 TIF Coordinate with La Placita P81D on 2nd, LLC to provide AF8A tenant assistance to new shopping center tenants. 20 APP 384 Redevelopment Agency of the City of San Bernardino ~ Addendum to the Five Year Implementation Plan FY 2009-10 through 2013-14 lEd I I I I co.t I BI hll Strategic Project Projected Estimates I 19 09 ProJ8ctlDescnptlon Ob' t (I A 1)4 Goals Achieved T: f F d Conditions lec lve s rea S I,me rame un mg AlleViated Sources Cl Highland Avenue Corridor Catalytic NW, UT, aaF, OflO Depreciated or Improvements: Projects aaG, aaH . .n stagnant property . .n . . values. Assembly/demolition/sile ." ,,,,,.., FY 10-11 thru $1,470,000 clearance of various '-., I~ ~ FY 13-14 TIF Dilapidated and parcels of multiple owners PBID deteriorating 10 facilitate new AFBA buildings. development. ..Cel1' COUUDun Conditions that Enter into a study FY 10-11 thru $420,000 prevent or agreement with a FY 13.14 TIF substantially developer to study the PBID hinder the viable feasibility of various types AFBA use of property, of development that would Substandard lots be of benefit to the in multiple surrounding ownership. neighborhood. Cl Bice Property Catalytic Outside OflO FY 09-10 thru $100,000 Depreciated or Development: Projects Project Areas . ... FY 13-14 TIF stagnant property . 00' . Conduct feasibility analysis . CIP values within and seek a developer to un ......... DIF Project Areas develop the 100 acres of AFBA Conditions that Agency-owned land on the prevent or north side of Little League Drive known as the Bice substantially property. hinder the viable use of property within Project Areas 21 APP385 cnC/20ll-59 Redevelopment Agency of the City of San Bernardmo ~ Addendum to the FIve Year Implementation Plan FY 2009-10 through 2013-14 ~ I I I Cost I.Ioht," Strategic Project Projected EstImates I 9 9 ProJ9ctlOescnption Ob I' (I A ()4 Goals Achieved 11 I F d I Conditions Jec 'Ie S rea s me rame un mg Alleviated Sources 0 Hoprock Retail Catalytic Outside ~O FY09-l0 thru $150,000 Depreciated or Development: Projects Project Areas ::: . FY 13-14 TIF stagnant property Continue to seek a developer . PBID values within -. to enter into a three-way AFBA Project Areas. agreement with the City and Conditions thai Agency for development of prevent or 60 acres of commercial space adjacent to the 1-215 substantially Freeway in the Verdemont hinder the viable use of property area. within Project Areas. 0 5th Street Corridor Catalytic MV, aaK O~O Depreciated or Improvements: Projects ' ... stagnant property . .01 , . values Assembly/demolition/site ".. -. .....IT FY 1()..11 thru $700,000 dearance of various '-" 0 ~ FY 12.13 TlF Dilapidated and parcels of multiple owners c(P deteriorating to facilitate new ~PBID buildings. development. ","IU cou..._... AFBA Conditions that Enter into a study FY 1()'11 thru $200,000 prevent or agreement with a FY 12.13 T'F substantially developer to study the C,P hinder the viable feasibility of various types use of property. of development that would Substandard lots be of benefit to the in multiple surrounding ownership. neighborhood. 0 1.210/State Street Corridor Catalytic NW O~O FY 1()..11 thru $500,000 Conditions that Improvements: Projects . n. FY 13-14 T'F prevent or ' ::: . Invest in property and offer . CIP substantially incentives for development lIyl '''''111 PBID hinder the viable along the 1-210/5tate 51. exit AFBA use of property west to lytle Creek. 22 APP 386 Redevelopment Agency of the City of San Bernardmo ~ Addendum to the Five Year Implementation Plan FY 2009~1O through 2013-14 ~ . . I Co.t I BI ht Projected Estimates I C l~ t mg Tlmeframe Fundmg A~1:v:~~end5 Sources " .. o North Verdemant infrastructure Plan: Develop a plan and funding program for infrastructure improvements 10 support future development in North Verdeman!, including completion of Institution Rd to integrate/connect future Lytle Creek development into the City's retail market Public Infrastructure & Facilities NW,SC OGO ~'v. ".v". FY 10.11 thru FY 13.14 $720,000 TIF CIPfDIF PSID AFBA Conditions that prevenlor substantially hinder the viable use of property '-",0 23 APP387 SECTION III: HOUSING COMPLIANCE PLAN . 24 APP 388 INTRODUCTION Overview of the Housing Compliance Plan Amendment The CRL requires agencies to adopt an affordable housing compliance plan that identifies how the Agency will achieve the affordable housing production requirements for each Project Area. The compliance plan must be consistent with the jurisdiction's housing element and must also be reviewed and amended, if necessary, at least every five years in conjunction with the cyclical preparation of the housing element or the agency's five year implementation plan. This section of the Addendum addresses specific requirements in the CRL with respect to prior affordable housing activities and the anticipated housing program for the current ten-year planning period (fiscal years 2004-05 through 2013-14) ("Compliance Period"). This Addendum amends 2009 Housing Compliance Plan adopted on December 7, 2009. Additionally, the Addendum details the Agency's Housing Goals and proposed work program during the Compliance Period and evaluates the Agency's affordable housing requirements between FY 2009-10 to 2018-19 and the life of the Redevelopment Plans. The Agency is required to allocate at least 20% of the tax increment revenue it receives from all its project areas (collectively defined as "Project Areas") to increase and improve housing affordable to very low, low, and moderate income households. The Housing Fund has been established for this revenue. With the proposed amendment to the State College Project Area's time limit to collect tax increment, the Agency will be required to allocate at least 30% of the tax increment it receives from the State College Project Area to the Housing Fund. Redevelopment agencies use implementation plans to establish ten-year objectives to achieve compliance with the CRL in its affordable housing programs. These generally fall into three categories: . Housing Production - Based on the number of housing units constructed or substantially rehabilitated over a ten-year period, a redevelopment agency must ensure that a percentage of these units are affordable to low and moderate income households. . Replacement Housing - Another legal obligation of redevelopment agencies is to ensure that any housing units destroyed or removed as a result of an agency redevelopment project are replaced within four years. . Expenditures by Household Types - Redevelopment agencies must meet specific requirements on the amount of Housing Funds spent over a ten-year period on housing affordable to very low income households, low income households, and housing for residents under the age of 65. 25 APP 389 AGENCY'S FIVE YEAR AFFORDABLE HOUSING GOALS Community Affordable Housing Focus In conjunction with the Mayor and Common Council, the Agency completed an Integrated Housing Strategy ("IHS") on October 20, 2008 to help focus implementation activities to meet the City's current and future housing needs. As a result of the IHS and the goals identified in the Redevelopment Plans, the following details the Agency's housing goals over the remainder of the Compliance Period: o HELP o INVEST ~ COLLABORATE @ PRESERVE Notice of Funding Availability. Create a more objective and consistent system for awarding funds for housing projects. Invest, Promote, and Produce. Promote affordable housing development in the Project Area(s) by providing housing resources for greater community sustainability. Efficiently and creatively expend scarce housing resources. Encourage Community Engagement. Encourage private sector investment and development of affordable housing by supporting the cooperation and participation of residents, business owners, public agencies, and community organizations. '. . Housing Accessible to All Families. Increase, improve, and preserve the supply of housing, especially housing affordable to very low, low, and moderate income households. Increase home ownership in the residential portions of the Project Areas. 26 APP 390 AGENCY AFFORDABLE HOUSING FIVE YEAR STRATEGY Affordable Housing Strategic Programs Consistent with the 2009 Implementation Plan, the following describes the Strategic Programs the Agency will undertake to achieve its affordable housing goals in Merged Area B. Affordable Housing Project Solicitation: The Agency will allocate funds on an annual basis that will be used to review development proposals, provide project gap funding, improve housing stock, and ensure adequate affordable housing management. The purpose of this is to provide funding to address housing needs throughout the City as they arise while meeting affordable housing production targets. Single-Family Homeownership and Neighborhood Revitalization: The Agency seeks to facilitate programs designed to enhance residential neighborhoods and promote responsible homeownership. This will create healthy and sustainable communities throughout the City. Strategic Site Specific Development: The Agency will explore opportunities to acquire specific strategically located sites for affordable multi-family and single family housing development. Sites will generally be chosen based on presence of blight or the potential of being a catalytic project spurring private investment. Grant and Loan Procurement: The Agency will seek grant and loan opportunities that can be immediately inserted into existing programs and projects in order to extend the Agency's delivery of housing production. By applying for specific grant and loan opportunities that integrate smoothly into existing Agency activities, the speed of new development will increase without additional cost to the Agency. AFFORDABLE HOUSING WORK PROGRAM The Affordable Housing Work Program, which was outlined in the 2009 Housing Compliance Plan, is not affected by the Merger and Amendments. The programs identified in the Affordable Housing Work Program will also apply to the Added Areas. The Agency will evaluate specific project and programs during the mid-term review of the 2009 Implementation Plan. The Affordable Housing Work Programs is included below. Project/Descnptlon I Projected Housing Goals Achieved T f lme fame STRATEGIC PROGRAM H.1: AFFORDABLE HOUSING PROJECT SOLICITATION. A total of $17,450,000 from the Housing Fund has been allocated towards this program over the remainder of the Compliance Period. IJ Notice of Funding Availability: Program that provides for affordable housing development by informing potential developers of the availability of housing funds from the Agency's various housing fund resources. 80~ "" ,'@'."u..m Ongoing PRESERVE STRATEGIC PROGRAM H-2: SINGLE-FAMILY HOMEOWNERSHIP AND NEIGHBORHOOD REVITALIZATION. A total of $15,760,000 from the Housing Fund has been allocated towards this program over the remainder of the Compliance Period. IJ Residential Revitalization Opportunities: Funds allocated to neighborhood housing projects to lessen blight and promote high quality affordable housing. O~ FY 12-13 thru FY 13-14 INVUT COLLA.ORATE 27 APP 391 I Projected ProjeCUDescnptlon Housing Goals Achieved T f Ime rame o Homebuyer Assistance Program: Citywide housing program that promotes home ownership through a deferred payment second trust deed loan targeted to income eligible home buyers. 1:1 Code Compliance Receivership Program: Program that utilizes Section 17980.7 of the California Health and Safety Code to target blighted residences for rehabilitation and overall neighborhood revitalization. 1:1 Single Family Rehabilitation Program: Program provides grants of $10,000 to income eligible homeowners for exterior rehabilitation within designated target areas. Grant may be used for exterior painting, landscaping, sprinklers, fencing, driveway, security lighting or roofing. 1:1 Old Timers Grant Program: The Old Timers Foundation, a local non-profit corporation, performs minor and emergency repairs to' low-income homeowners (80% and below median income). The repairs generally do not exceed $1,800 per house. Eligibility requirements require that the applicant be a senior age 60, disabled, handicapped, or a recipient of Social Security Income. O~(!) Ongoing '"VEn COllA_ORAn 'AUIIYI o Ongoing '"VIEIT O~(!) Ongoing UIVUT COlL....OAATE ""UUVI O~(!) Ongoing I"YIlT COLl"'ORAn PAUlIVl I STRATEGIC PROGRAM H.3: STRATEGIC SITE SPECIFIC DEVELOPMENT. A total of $16,800,000 from the Housing Fund has been allocat29 towards this program over the remainder of the Compliance Period_:. ... o Land Acquisition, Relocation, and Demolition Program: A, Ongoing Program that promotes ancillary development and site V preparation activities for future development of Agency properties. 1:1 ~ Slh and Meridian Project: Project located along the 2600 block of W. 5~ Street that is targeted for acquisition, tenant relocation, and a RFP soliciting an affordable housing developer. o 491h Street Housing: Further acquisition and demolition for future housing development through the I acquisition of blighted properties to be replaced by up to .. seven new affordable and market rate single family I homes. 1:1 19th and Sunrise Project: Acquisition, relocation, T rehabilitation and/or demolition of a series of blighted four-plexes to be fallowed by affordable rental housing and newly built for-sale single family homes, INVUT O~(!) FY 09-10 thru FY 11-12 'NVUT COLLAaORAU: PRUtRVIE O~~ FY 09-10 thru FY 11-12 'NVIIT COLLA.ORAliE PRUIERVIE O~(!) FY 09-10 thru FY 12-13 INVUT COLLAaORATI PRUIERVIE 28 APP 392 I Projected ProjecUDescnptlon Housing Goals Achieved T f Ime rame STRATEGIC PROGRAM H-4: GRANT AND LOAN PROCUREMENT. A total of $250,000 from the Housing Fund has been allocated towards this program over the remainder of the Compliance Period. [J Tax Credit Procurement: Technical assistance funds allocated to develop and submit competitive low-income housing tax credit applications. STRATEGIC PROGRAM H-5: OTHER STRATEGIC HOUSING DEVELOPMENT ACTIVITIES. A total of $3,337.670 from the Housing Fund has been allocated towards this program over the remainder of the Compliance Period. o Casa Ramona I Highland Stand by: Funds allocated on a stand-by basis to assist developer financing of an affordable senior housing project previously assisted with Agency housing set-aside funds. 0 Utility Rebate Program: Program provides sewer, water, and 0 refuse rebates to eligible owner-occupied households. INVEST 0 Mobile Home Inspection Program: Funds used to pay a 0 portion of the salary of a city building inspector whose job it is to identify health and safety violations in the city.s network of I"'Vln mobile home parks and to cite those violators. 0 Emergency Relocationl Rent Assistance: Funds used by 0 the City Attorney's Office to pay for emergency relocation of low-income tenants of residential rental properties cited for IHVllf severe health and safety code violations. 0 Casa Ramona Grant: Grant funds made available to an 0<!> affordable senior housing project previously assisted with Agency housing set-aside funds. IHVllf PAUlAVI a Magnolia~Highland Senior Housing: New construction of 80 units of affordable senior housing to be built on a previously blighted commercial site. This represents the first project from the Agency"s NOFA program. a Action Programs and Applications: Technical assistance funds allocated to secure federal, state and other affordable housing grants and related resources. G0~ Hn> '@O"AOo.m PAUIIIVI FY 09-10 thru FY10-11 0<!> Ongoing IHVUf PIIISlAVI 0~<!> Ongoing lHVUf (OLL".OAATI PAISlAVI 0<!> FY 09-1 0 thru FY 13-14 IHVII' PAUIAVI Ongoing Ongoing Ongoing FY 09-10 thru FY 13-14 29 APP 393 AFFORDABLE HOUSING COMPLIANCE BLUEPRINT FOR AGENCY HOUSING ACTIVITIES The 2009 Housing Compliance Plan serves as a blueprint for current and future Agency activities and outlines how it will meet its low and moderate income housing responsibilities and eliminate blight. This Addendum presents a summary of the Agency's inclusionary and replacement housing programs within the Merged Area B as mandated by Sections 33413(b)(4) and 33490(a)(2) and (3) of CRL Sections 33000 et seq. Specifically, it presents a forecast of the number of affordable housing units that may be required over the ten-year Compliance Period that are in addition to those described in the 2009 Housing Compliance Plan, and assesses the Agency's plans to facilitate the creation of the required number of affordable housing units within this timeframe. Adoption of a housing compliance plan does not constitute approval of any specific project, program, or expenditure, and it does not change the need to obtain any required approval of a specific program, project, or expenditure from the Agency or community. The housing compliance plan is a general statement of direction rather than an unalterable course of action. As such, in order to effectuate its purposes due to unknown circumstances or new opportunities that arise from time to time, the Agency may amend the 2009 Housing Compliance Plan or the Addendum during the five-year term of the 2009 Implementation Plan at any point, including but not limited to the mid-term opportunity as required by CRL. HOUSING PRODUCTION Since 1976, redevelopment agencies have been required to assure that, for all units developed in a project area by entities other than an agency, at least 15% of these new or substantially rehabilitated dwelling units be made available at affordable costs to very low, low, or moderate,income households. Of these affordable units, not less than 40% are required to be available at affordable costs to very low income households. These requirements, herein referred to as Inclusionary Housing Obligations, are applicable to housing units as aggregated, and not on a project-by-project basis to each dwelling unit created or substantially rehabilitated unless so required by an agency. These affordable housing production requirements differ for Agency-developed housing versus privately-developed housing. The CRL requires that at least 30% of all new or substantially rehabilitated units directly developed by an agency (within a project area) be available at affordable costs to households of very low, low, or moderate income. Of this 30%, not less than 50% are required to be available at affordable costs to very low income households. it is the practice of this Agency to enter into agreements with third party developers to build all affordable housing units in the Project Areas, and not directly develop housing. The Agency intends to continue this practice through the remaining life of the Redevelopment Plans. According to the 2009 Housing Compliance Pian, the Inclusionary Housing Obligations generated by the Existing Project Areas were projected to be: . 17 very low and 17 low and moderate units from 2009-10 through 2013-14; . 13 very low and 16 low and moderate units from 2014-15 through 2018-19; and . 19 very low and 21 low and moderate units from 2019-20 through the end of the life of the Redevelopment Plans. The adoption of the Added Areas and the amendment to the State College Project time limits are projected to incur the following additional inclusionary housing obligations: 30 APP 394 . 8 very low and 7 low and moderate units from 2009-10 through 2013-14; . 13 very low and 15 low and moderate units from 2013-14 through 2018-19; and . 19 very low and 21 low and moderate units from 2019-20 through the end of the life of the Redevelopment Plans. The 2009 Housing Compliance Plan stated that 403 affordable units were anticipated to be produced in the Project Areas through the remaining life of the Redevelopment Plans. Neither the addition of the Added Areas or the merging of the six Existing Project Areas into Merged Area B will change the amount of affordable units that are anticipated to be produced during this time. Nonetheless, the additional Inclusionary Housing Obligations outlined above will still be fulfilled by the anticipated affordable units, resulting in a surplus of 508 very low income and 106 low and moderate income units. Pursuant to CRL Section 33333.10(1)(1), a project area whose time limit to collect tax increment (and incur inclusionary housing obligations) is extended by 10 years, such as the State College Project, triggers an additionallnclusionary Housing Obligation where the number of housing units affordable to moderate income persons shall not exceed the number of housing units affordable to extremely low persons during the 10 year extension period. As low and moderate income obligations were combined in the 2009 Housing Compliance Plan, the above Inclusionary Housing Obligation projections assume that only low and very low income affordable units will be produced in the State College Project Area from 2013-14 through 2022-23. The number of affordable units required is based on statutory thresholds prescribed by the CRL, and the Agency is responsible for ensuring that the appropriate number of affordable units is created during the Compliance Period. Those affordable units already produced have documented covenants appropriate to the time in which they were produced and have been counted towards the inclusionary requirements triggered by development in the Project Areas pursuant to CRL Section 33413(c)(1). These affordable units which have been counted towards inclusionary requirements cannot also be used to replace affordable units destroyed within the Project Areas. At this time, no affordable units produced outside the Project Area are expected to be counted towards inclusionary housing requirements. However, in the future, housing units restricted to lower income households produced outside the project Areas may be used towards satisfying inclusionary housing requirements on a 2-for-1 basis according to Section 33413(b)(2)(ii) of the CRL. REPLACEMENT HOUSING Neither the addition of the Added Areas or the merging of the six Existing Project Areas into Merged Area B will affect the number of affordable units destroyed or replaced as outlined in the 2009 Housing Compliance Plan. HOUSING PROGRAM CASH FLOW ANALYSIS The Agency's primary source of funding for housing projects and programs is the annual deposit of tax increment revenue into a special housing set-aside fund. The Existing Project Areas that have not undergone an amendment to extend their time limits to collect tax increment are required to deposit 20% of the tax increment revenue they receive into the housing set-aside fund; the State College Project, which is expected to have its time limit to collect tax increment extended by 10 years in 2012- 13, will be required to deposit 30% of the tax increment revenue it receives into the housing set-aside fund. The CRL requires that these funds be used to increase, improve, and preserve the community's supply of housing available, at affordable housing cost, to persons and families of very low, low, and 31 APP 395 moderate incomes. Other sources of Housing Fund revenues include interest earnings, bond proceeds, IVDA housing revenue, loan repayments, and other miscellaneous revenue. The 2009 Housing Compliance Plan outlined the Housing Fund revenues to be a total of $33,097,798 for the period 2009-10 through 2013-14 and $31,211,075 for the subsequent five years representing the beginning of the next compliance period (FY 2014-15 through 2023-24). With the increased Housing Fund set-aside requirements of the State College Project and the additional revenues from the Added Areas, $1,491,593 of additional revenues will be deposited into the Housing Fund in 2013-14 and $7,896,067 of additional revenues will be deposited during the first five years of the next compliance period. ABxl 26 and ABxl 27 The Agency has the option to pay the 2011-12 ABx1 27 payment by deferring the 2011-12 set aside deposit to the Housing Fund. At this time, the Agency does not anticipate using Housing fund monies to make the 2011-12 payment. EXPENDITURES BY HOUSEHOLD TYPES Effective January 2002, expenditure of housing set-aside revenues is subject to certain legal requirements. At a minimum, the Agency's Housing Fund revenue is to be expended in proportion to the community's need for very low and low income housing, as well as the proportion of the low income population under the age of 65. New legal requirements took effect in 2006 that modified the previous limitation on spending Housing Fund monies on households under the age of 655. Prior to 2006, Section 33334.4(b) of CRL required that an agency spend its Housing Fund monies "in at least the same proportion as the population under age 65 bears to the total population based on the most recent census." The 2006 changes provide a higher level of specificity to spend "in~.at least the same proportion as the number of low-income households with a member under age 65 bears to the total number of low-income households of the community as reported in the most recent census." A community's proportionate need is based on statistics from the local regional planning agency, in this case the Southern California Association of Governments, to meet the requirement for affordable housing by category, and the US Department of Housing and Urban Development Comprehensive Housing Affordability Strategy ("CHAS') allocation numbers. However, as data relating to low income persons under the age of 65 is not readily available from the US Census, the metric that closest approximates it is from the CHAS database which represents data of low income persons below the age of 62. The 2009 Housing Compliance Plan outlined the minimum Housing Fund expenditure thresholds for very low and low income households and the maximum housing expenditure thresholds for households 62 years of age over the term of the Compliance Period. T.he moderate income category represents a maximum figure for expenditures for moderate income households, although such funds (within this category) can be spent on very low or low income households. According to the 2009 Housing Compliance Plan, the Agency was projected to spend $54.4 million of the Housing Fund on projects and programs to be implemented over the remainder of the Compliance Period (the second five years from FY 2009-10 through 2013-14). Of this, at least $24.9 million was to be expended on very low income projects and programs and $15.7 million on low income projects and programs. A threshold of $13.8 million was the most that could be expended on moderate income 5 The intent of the legislation was to ensure that Housing Funds were not exclusively or extensively used by a community senior housing projects and programs. 32 APP 396 projects and programs. Additionally, the Agency was limited to spend a maximum $13 million of the $54.4 million on the population above 65 years of age. With the adoption of the amendment to the State College Project Area extending its time limit to collect tax increment by 10 years, the Agency will be required to change the Housing Fund for the State College Project Area in the following ways: . The Agency must deposit 30% of all tax increment received from the State College Project Area into the Housing Fund; . The Agency may only spend up to the same amount of Housing set-aside funds on moderate income projects or programs as it does on extremely low income projects and programs in the State College Project over a five year period; and . The Agency may only spend up to 15% of Housing set-aside funds collected in the State College Project Area over a five year period on moderate income projects or programs. The State College Project Area amendment and the adoption of the Added Areas will result in the Agency receiving an additional $1.49 million (projected) in Housing Fund revenues in 2013-14, which falls at the end of the current Compliance Period. Compared to the amounts outlined in the 2009 Housing Compliance Plan, the Agency will be required expend at least $491,000 on extremely low income projects and programs, at least $582,000 more on very low income projects and programs, and at least $516,000 more on low income projects and programs. However, the State College amendment will also result in the Agency being able to spend $97,000 less on moderate income projects and programs compared to the 2009 Housing Compliance Plan. Additionally, the Agency will be able to spend approximately $300,000 more on the population over 65 years in age. Future Housing Fund expenditures will be spent in the amounts detailed above to ensure that Housing Fund Proportional Allocation targets are met by the end of the Compliance Period. Although the Agency has a surplus of affordable housing units, the Housing Fund must be expended in a timely manner to avoid penalties due to the Agency incurring an excess surplus in the Housing Fund pursuant calculations defined in CRL Section 33334.10.6 6 An excess surplus is any unencumbered or unexpended amount in the Agency's Housing Fund that exceeds $1.0 million or the aggregate amount of housing tax increment deposited into the Housing Fund for the four preceding fiscal years. 33 APP 397 ~ Prepared By: @ R 2.SJ.'GfNT COMMUNon DfVnD.MfNT San Bernardino Economic Development Agency 201 North "E" Street, Suite 301 San Bernardino; CA 92401 (909) 663-1044 www.sbrda.orQ Felise Acosta, Principal Tara Howard, Associate/Project Manager Hitta Mosesman, Senior Associate Adopted XXXXXXXX APP 398 3 4 5 6 7 8 9 IO II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 CDC/2011-59 1 EXHIBIT "B" 2 DRAFT MERGED, AMENDED AND RESTATED REDEVELOPMENT PLAN FOR THE PROPOSED SAN BERNARDINO MERGED REDEVELOPMENT PROJECT AREA B (STATE COLLEGE, CENTRAL CITY WEST, NORTHWEST, UPTOWN, MOUNT VERNON CORRIDOR, 40Tl1 STREET REDEVELOPMENT PROJECT AREAS) AND ADDED AREAS . P:\Agendll~\R('50llllions\Res()11lt;nn"::'O!1'.11_"!_'! ~'M.'_. ......" '" _ 6 @RSG CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO 201 NORTH "E" STREET, SUITE 301, SAN BERNARDINO, CA ROSENOW SPEVACEK GROUP, INC. www.webrsg.com MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR THE SAN BERNARDINO MERGED REDEVELOPMENT PROJECT AREA B Redevelopment Agency of the City of San Bernardino September 28, 2011 Adopted: Effective: Ordinance No: REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN T ABLE OF CONTENTS SECTION I. SECTION II. SECTION III. SECTION IV. SECTION V. SECTION VI. SECTION VII. SECTION VIII. SECTION IX. SECTION X. SECTION XI. EXHIBIT A. MAP OF THE SAN BERNARDINO MERGED REDEVELOPMENT PROJECT AREA B....33 EXHIBIT B. MERGED AREA B BOUNDARY DESCRIPTIONS .........................................................34 EXHIBIT C. PROJECT LIST ...... ........................................................ ....... ......... ...........................102 EXHIBIT D. MAP OF REMAINING BLIGHT IN MERGED B PROJECT AREA .................................102 (100) INTRODUCTION ............................................................................1 (200) GENERAL DEFINITIONS .............................................................4 (300) MERGED AREA B BOUNDARIES ...............................................6 (400) REDEVELOPMENT PLAN GOALS ..............................................6 (500) REDEVELOPMENT ACTIONS .......................................................7 (600) USES PERMITTED IN THE MERGED AREA B...........................21 (700) METHODS FOR FINANCING THE PROJECT.............................25 (800) ACTIONS BY THE CiTy............................................................ 28 (900) ADMINISTRATION AND ENFORCEMENT ................................29 (1000) PLAN LIMITATIONS ................................................................30 (1100) PROCEDURE FOR AMENDMENT ..........................................32 @RSG CDC/20ll-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B SECTION I. (100) INTRODUCTION This is the Merged, Amended, and Restated Redevelopment Plan for the San Bernardino Merged Redevelopment Project Area B ("Merged Plan") and represents the following amendments to the following Redevelopment Plans: . Amendment No 8 to the Redevelopment Plan for the State College Project Area . Amendment No.7 to the Redevelopment Plan for the Central City West Project Area . Amendment NO.5 to the Redevelopment Plan for the Northwest Project Area . Amendment NO.5 to the Redevelopment Plan for the Uptown Project Area . Amendment NO.5 to the Redevelopment Plan for the Mt. Vernon Corridor Project Area . Amendment NO.1 to the Redevelopment Plan for the 40th Street Project Area The table on the following page delineates the adoption and amendment history for all of the above- mentioned redevelopment plans. Redevelopment Plan for the State College Redevelopment Project Area I uramance I t:rrecClve Description . No. Date Redevelopment Plan for State College is adopted 3067 5/28/1970 Amendment-NO:-1:Establish-iime and finarloalliiTlits. incluaing1rer;iiiieiifdomainfor12yC"p-erilxf2)'time limit to establish indebtedness; 3) bonded debt limit: and 4) lax increment limit MC-560 119/1987 Amendment NO.2: Amend tax increment limit calculation MC-725 5/2/1990 Amendment NO.3: Establish plan effectiveness, tax increment collection, repayment of indebtedness limits MC-925 1/18/1995 Amendment No.4: Extend time limit on eminent domain authority MC-1146 7/1712003 Amendment No.5: Eliminate time limit to incur indebtedness .MC-1153 1/1/2004 Amenament NO:-6: EXtend plan effectiveness, taiincremenlcoUectlon, and repaymentoffrldebtednes-stime ~ limits by one year per CRL MC-1198 7120/2005 Amendment NO.7: Extend plan effectiveness, tax increment collection, and repayment of indebtedness time MC-1293 5/21/2009 limits by two years per CRL Redevelopment Plan for the Central City West I uramance I t:1TecClve Description No. Date Redevelopment Plan for the Central City West Project Area is adopted 3553 3/19/1976 Amendment NCLf:ESfablish time and-financlallimitS,lncJuding1) eminent domamfor-12- yr. penod;2)- time 119/1987 limit to establish indebtedness; 3) bonded debt limit; and 4) tax increment limit MC-562 Amendment No.2: Amend tax increment limit calculation Me-720 5/211990 Amendment NO.3: Establish plan effectiveness, tax increment collection, repayment of indebtedness limits MC-921 1/18/1995 Amendment No.4: Eliminate time limit to incur indebtedness MC-1115 1/1/2004 Amendment NO:- 5:Eiden<rPIaneffeaiveness, tax Increment collection, and repayment of Indebtedness time limits by one year per CRL MC-1200 7120/2005 Amendment NO.6: Extend plan effectiveness, tax increment collection, and repayment of indebtedness time MC-1295 5/21/2009 limits by two years per CRL Redevelopment Plan for the Northwest Redevelopment Project Area I uramance I t:1TeCllve Description No. Date Redeveloyment Plan for Northwest Project Area is adopted MC-189 8/6/1982 Amendment NO.1: Establish plan effectiveness, tax increment collection, repayment of indebtedness limits MC-922 1/18/1995 Amendment No.2: Eliminate time limit to incur indebtedness MC-1157 1/1/2004 Amendment No.3: Extend plan effectiveness, tax increment collection, and repayment of indebtedness time MC-1202 7/20/2005 limits by one year per CRL Amendment NO.4: Extend plan effectiveness. tax increment collection, and repayment of indebtedness time MC-1297 5/21/2009 limits by two years per CRL @RSG REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B Redevelopment Plan for the Uptown Redevelopment Project Area I vrumance I cnecClve Description No. Date Redevelopment Plan for Uptown Redevelopment Project Area MC-527 7/1711986 Amendment NO.1: Establish time and financial limits. induding 1) lime limit to establish indebtedness; 2) time MC-927 1/18/1995 limit to pay indebtedness/collect tax increment Amendment NO.2: Eliminate time limit to incur indebtedness MC-1161 1/112004 Amendment NO.3: Extend time limit on eminent domain authority MC-1183 10/812004 Amendment ~4: Extend plan effectiveness, tax Increment collection. and repayment offridebtedness tIme limits by one year per CRL MC-1205 7/2012005 Redevelopment Plan for the ML Vernon Corridor Project Area I uramance I crrecrIVe Description No. Date Redevelopment Plan for Mt. Vernon Corridor Project Area is adopted MC-733 7/26/1990 Amendment No.1: Establish plan effectiveness, tax increment collection, repayment of indebtedness limits MC-928 1/18/1995 Amendment NO.2: 2001 Eminent Domain Amendment MC-l105 11/112001 Amendment NO.3: Eliminate time limit to incur indebtedness MC-1160 1/112004 Amendment NO.4: Extend plan effectiveness, tax increment colledion, and repayment of indebtedness time MC-1206 712012005 limits by one year per CRL Redevelopment Plan for the 40th Street Redevelopment Project Area I vfumance I cllecilve Descnption No. , Date Redevelopment Plan for 40th Street Project Area is adopted [ MC-l077 [ 8/1012000 This Merged Plan also incorporates all previous amendments listed in the above table. The San Bernardino Merged Redevelopment Project Area B ("Merged Area B") is located in the City of San Bernardino, County of San Bernardino, State of California. This Merged Plan consists of the text (Sections 100 through 1100), the Map of Merged Area B (Exhibit A), the boundary description of the Merged Area B boundaries (Exhibit B), a list of the proposed projects, programs, public facilities, and infrastructure improvement projects that may be undertaken by the Agency in Merged Area B (Exhibit C), and the map of remaining blight in Merged Area B (Exhibit D). The Community Development Commission of the City of San Bernardino ("Commission"), acting on behalf of the Redevelopment Agency of the City of San Bernardino ("Agency"), is proposing the San Bernardino Redevelopment Project B Merger and Amendments ("Merger and Amendments") which would merge and amend the Redevelopment Plans for the State College, Central City West, Northwest, Uptown, Mt. Vernon Corridor and 40th Street Redevelopment Project Areas that are summarized in the table below and detailed in the list on the following page. Me.rgel'ia~m..nal1).~n ~;:.:....,.' ":':.~. .-.Ji '-'=o!!:. ,~.,- i.~L(p~~..~~~!:5Ti6~i~~ San Bernardino Merged Area B PROJECT AREA State College Central City West Northwest Uptown Mt. Vernon Corridor 40th Street Added Area Tax Increment & Bonded Indebtedness Cap Plan Effectiveness lTax Increment Collection Merge Single. Merged, Eminent Add Capital Project Amended & Domain Territory Projects Areas Restated Plan .J .J .J .J .J .J .J .J .J .J .J .J .J .J .J .J .J .J .J .J .J .J .J .J .J .J .J .J .J @RSG 2 CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B As shown in the table above, the Merger and Amendments propose to accomplish the following: . Merge the Existing Project Areas identified above herein referred to as "Merged Area B" for financial and administrative purposes; . Extend State College Project's term of effectiveness and the time limit to collect tax increment revenue and repay debt by 10 years; . Add approximately 629.2 acres in 14 non contiguous sub-areas to Merged Area B for the purpose of eliminating blighting conditions that exist in the areas proposed to be added (proposed "Added Areas"); . Establish a single cumulative tax increment revenue limit for Merged Area B, exclusive of the 40th Street Project Area and the Added Areas; . Establish a single cumulative bonded indebtedness limit for Merged Area B, inclusive of the 40th Street Project Area and the Added Areas; . Extend or re-instate the power of eminent domain within the State College, Northwest, Uptown, Ml. Vernon Corridor and 40th Street Projects (five of the six areas) and the proposed Added Areas for 12 years from the effective date of the adopting ordinance excluding all owner occupied single family homes from such authority; . Provide a single Merged, Amended and Restated Redevelopment Plan ("Amended Plan") to cover the Merged Area B and the proposed Added Areas; and . Create a comprehensive "Projects List" as part of the Amended Plan that would update (and is some cases create) a public improvement projects list for the entirety of Merged Area B inclusive of the Added Areas. This Merged Plan has been prepared by the Agency pursuant to Redevelopment Law, the California Constitution and all applicable laws and ordinances. It does not present a specific plan for the redevelopment, rehabilitation and revitalization of any area within Merged Area B; instead, it establishes a process and framework for implementation. @RSG 3 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B SECTION II. (200) GENERAL DEFINITIONS The following definitions will be used generally in the context of this Merged Plan unless otherwise specified herein: A. "40th Street" means the 40th Street Redevelopment Project Area which is the portion of Merged Area B originally adopted by the Mayor and Common Council on July 10, 2000, by Ordinance No. MC-1077. B. "Added Area' means the 14 non-contigious sub-areas (approximately 629 acres) added to the 40th Street, Central City West, Mt. Vernon Corridor, Northwest, State College and Uptown Project Areas in connection with Merger B and as depicted in Exhibit A and described in Exhibit B to this Merged Plan. C. "Adopting Ordinance' means Ordinance No. _ adopted by the Mayor and Common Council of the City of San Bernardino, California. on , 2012, adopting this Merged Plan. D. "Agency' means the Redevelopment Agency of the City of San Bernardino, California. E. "Agency Board' means the Community Development Commission if the City of San Bernardino acting as the governing body of the Agency. F. "CCW' means the Central City West Redevelopment Project Area which is the portion of Merged Area B originally adopted by the Mayor and Common Council on February 17, 1976, by Ordinance No. 3553, and subsequently amended on December 9, 1986, by Ordinance No. MC-562, April 2, 1990, by Ordinance No. MC-nO, December 19, 1994, by Ordinance No. MC-921, December 1, 2003, by Ordinance No. MC-1155, June 20, 2005, by Ordinance No. MC-1200, and April 20, 2009, by Ordinance No. MC-1295. G. "Mt. Vernon Corridor' means the Mt. Vernon Corridor Redevelopment Project Area which is the portion of Merged Area B originally adopted by the Mayor and Common Council on June 25, 1990, by Ordinance No. MC-733, and subsequently amended on December 19, 1994, by Ordinance No. MC-928, October 1, 2001, by Ordinance No. MC- 1105, December 1, 2003, by Ordinance No. MC-1160, June 20, 2005, by Ordinance No. MC-1206. H. "City' means the City of San Bernardino, California. I. "Mayor and Common Council' means the legislative body of the City. J. "County' means the County of San Bernardino, California. K. "Disposition and Development Agreement" means an agreement between a developer and the Agency that sets forth terms and conditions for sale, improvement and redevelopment of property in the Merged Area B. L. "General Plan' means the City's General Plan, a comprehensive and long-term General Plan for the physical development of the City as provided for in Section 65300 of the California Government Code. M. "Map' means the Map of the Merged Area B attached hereto as Exhibit A. N. "Merged Area B' means the San Bernardino Merged Redevelopment Project Area B which includes the 40th Street, CCW, Mt. Vernon Corridor, Northwest, State College and @RSG 4 cnC/20ll-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B Uptown Project Areas, as well as the Added Areas, which is the territory this Merged Plan applies to, as shown on Exhibit A, and described in Exhibit B. O. "Merged Plan" means the Merged, Amended, and Restated Redevelopment Plan for the San Bernardino Merged Redevelopment Project Area B as adopted by the Adopting Ordinance. P. "Method of Relocation" means the methods or plans adopted by the Agency pursuant to Sections 33352(1), 33411, and 33411.1 of the Redevelopment Law for the relocation of families, persons, businesses, and nonprofit local community institutions to be temporarily or permanently displaced by actions of the Agency. a. "Northwest" means the Northwest Redevelopment Project Area which is the portion of Merged Area B originally adopted by the Mayor and Common Council on July 6, 1982, by Ordinance No. MC-189, and subsequently amended on December 19, 1994, by Ordinance No. MC-922, December 1, 2003, by Ordinance No. MC-1157, June 20,2005, by Ordinance No. MC-1202, and April 20, 2009, by Ordinance No. MC-1297. R. "Owner Participation Agreement" means an agreement entered into between the Agency and a property owner, persons engaged in business, or a tenant doing business within Merged Area B in accordance with the provisions of this Merged Plan and any rules that may be adopted and which contains the specific responsibilities and obligations of each party regarding specific implementation of the property improvements and land uses. S. "Person" means an individual(s), or any public or private entities. T. "Project" means any undertaking of the Agency pursuant to this Merged Plan. U. "Redevelopment Law" means the California Community Redevelopment Law (Health and Safety Code, Sections 33000, et seq.). V. "Rules" means the "Rules Governing Participation and Reentry Preferences by Property Owners, Operator of Businesses, and Business Tenants" or such similar documents as may be adopted by the Agency to implement policies identified in Redevelopment Law and Section V of this Merged Plan. W. "State" means the State of California. X. "State College" means the State College Redevelopment Project Area which is the portion of Merged Area B originally adopted by the Mayor and Common Council on April 27, 1970, by Ordinance No. 3067, and subsequently amended on December 9, 1986, by Ordinance No. MC-560, April 2, 1990, by Ordinance No. MC-725, December 19, 1994, by Ordinance No. MC-925, June 16, 2003, by Ordinance No. MC-1146, December 1, 2003, by Ordinance No. MC-1153, June 20, 2005, by Ordinance No. MC-1198, and April 20,2009, by Ordinance No. MC-1293. Y. "Uptown" means the Uptown Redevelopment Project Area which is the portion of Merged Area B originally adopted by the Mayor and Common Council on June 16, 198,6 by Ordinance No. MC-527, and sUbsequently amended on December 19, 1994, by Ordinance No. MC-927, December 1, 2003, by Ordinance No. MC-1161, September 7, 2004, by Ordinance No. MC-1183, and June 20, 2005, by Ordinance No. MC-1205. @RSG 5 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B SECTION III. (300) MERGED AREA B BOUNDARIES The boundaries of Merged Area B are illustrated on the map attached hereto and incorporated herein as Exhibit A. The description of the boundaries of Merged Area B is as described in Exhibit B attached hereto and incorporated herein. The description of land is not a legal property description as defined by the Subdivision Map Act and may not be used as a basis for an offer for sale of the land described but meets the California State Board of Equalization's requirements for a legal description for the purposes of adopting a redevelopment plan and is intended for assessment purposes only. SECTION IV. (400) REDEVELOPMENT PLAN GOALS Implementation of this Merged Plan is intended to achieve the following goals: . Eliminate and prevent the spread of conditions of blight, including but not limited to: underutilized properties and deteriorating buildings, incompatible and uneconomic land uses, deficient infrastructure and facilities, obsolete structures, parking deficiencies and other economic deficiencies, in order to create a more favorable environment for commercial, industrial, office, residential, and recreational development. . Encourage the cooperation and participation of residents, businesses, public agencies, and community organizations in the economic revitalization of Merged Area B. . Promote the economic development of Merged Area B by providing an attractive, well-serviced, well protected environment for residents and visitors. . Develop property within a coordinated land use pattern of residential, commercial, industrial, recreational and public facilities in Merged Area B consistent with the goals, policies, objectives, standards, guidelines and requirements, as set forth in the City's adopted General Plan and Zoning Code. . Implement design and use standards to assure high aesthetic and environmental quality, and provide unity and integrity to development within Merged Area B. . Eliminate environmental deficiencies and inadequate public improvements including but not limited to inadequate street improvements and off-site parking, inadequate utility systems, and inadequate public services and facilities. . Develop efficient and safe circulation improvements for vehicles and pedestrians. . Implement beautification activities to improve the visual image of the City as well as reinforce existing assets and expand the potential of Merged Area B to encourage private investment. . Encourage, promote and assist in the development and expansion of local commerce and needed commercial and industrial facilities, including providing assistance to finance facilities or capital improvements on property used for industrial or manufacturing purposes to increase local employment and improve the economic climate within Merged Area B. . Remove impediments to land disposition and development through improved infrastructure and public facilities, and the acquisition and assemblage of property into usable sites for commercial, industrial, recreational, and public faCility development. @RSG 6 CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B . Increase, improve, and preserve housing affordable to very low, low and moderate income households, as well as promote homeownership, consistent with the goals and objectives of the community. . Encourage the restoration and reuse of, older, historic structures which add to the City's character and sense of community identity. SECTION V. (500) REDEVELOPMENT ACTIONS A. (501) General @RSG The Agency proposes to eliminate and prevent the recurrence of blight, and improve the economic base of Merged Area B by: 1. Rehabilitating, altering, remodeling, improving, modernizing, clearing, or reconstructing buildings, structures and improvements. Rehabilitating, preserving, developing or constructing affordable housing in compliance with State law. Providing the opportunity for owners and tenants presently located in Merged Area B to participate in redevelopment projects and programs, and extending preferences to occupants to remain or relocate within the redeveloped Merged Area B. Providing relocation assistance to displaced residential and nonresidential occupants, if necessary. ' . Facilitating the development or redevelopment of land for purposes and uses consistent with this Merged Plan. Providing incentives for property owners, tenants, businesses, and residents to participate in improving conditions throughout Merged Area B. Acquiring real property by purchase, lease, gift, grant, request, devise or any other lawful means, including by eminent domain, unless specifically exempted, after the conduct of appropriate hearings. Combining parcels and properties where and when necessary. Preparing building sites and constructing necessary off-site improvements. Acquiring, installing, developing, constructing, reconstructing, redesigning, planning, replanning, or reusing streets, curbs, gutters, sidewalks, traffic control devices, utilities, flood control facilities and other public improvements and public facilities. Providing additional parking throughout the Merged Area B. Providing for open space. Managing property owned or acquired by the Agency. Assisting in procuring financing for the construction of residential, commercial, and office buildings to increase the commercial base and enhance the residential 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 7 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B neighborhoods of Merged Area B, and increase the number of temporary and permanent jobs in the City. 15. Disposing of property including, without limitation, the lease or sale of land at a value determined by the Agency for reuse in accordance with this Merged Plan. 16. Establishing controls, restrictions or covenants running with the land, so that property will continue to be used in accordance with this Merged Plan. 17. Vacating or abandoning streets, alleys, and other thoroughfares, as necessary, and dedicating other areas for public purposes consistent with the objectives of this Merged Plan. 18. Providing replacement housing, if any is required. 19. Applying for and utilizing grants, loans and any other assistance from federal or State governments, or other sources. 20. Taking actions the Agency determines are necessary and consistent with State, federal and local laws to make structural repairs to buildings and structures, including historical buildings, to meet building code standards related to seismic safety. 21. Taking actions the Agency determines are necessary and consistent with State, federal and local laws to remedy or remove a release of hazardous substances on, under or from property within Merged Area B or to remove hazardous waste from property. 22. Preparing and carrying out plans from time to time for the improvement, rehabilitation, and redevelopment of blighted areas and creating a variety of economic development programs which will help build a stronger economic base within Merged Area B. 23. Assisting businesses in Merged Area B with sign and facade improvements and general rehabilitation by providing loans and grants. 24. Adopting specific design guidelines for projects to ensure a consistent design theme which will guide rehabilitation, new development, developers, architects, and builders. 25. Developing programs to assist owners in Merged Area B with the preservation and rehabilitation of historically significant buildings and sites. To accomplish these actions and to implement this Merged Plan, the Agency is authorized to use the powers provided in this Merged Plan, and the powers now or hereafter permitted by the Redevelopment Law and any other State law. B. (502) Propertv Acquisition 1. (503) Acquisition of Real Propertv The Agency may acquire real property, any interest in property, and any improvements on it by any means authorized by law including, without limitation, by gift, grant, exchange, purchase, cooperative negotiations, lease, option, bequest, devise or, unless specifically exempted, by eminent domain. As provided by Section 19, Article 1 of the California Constitution (Proposition 99), eminent domain may not @RSG 8 cnC/20ll-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B be used to acquire owner occupied single family homes for the purposes of conveying the property to a private party. Eminent domain may be used to acquire any property within State College, Northwest, Uptown, Mt. Vernon Corridor and 40th Street Project Areas now or hereafter permitted by this Merged Plan, Redevelopment Law, and any other State law. Eminent domain shall not be used to acquire any property within Central City West Project Area unless this provision is subsequently amended. a. (503.1) Eminent Domain Time Limitations Except as otherwise provided herein, or otherwise provided by law, no eminent domain proceedings shall be commenced in the following portions of Merged Area B after the following time limitations: Merqed Area B- Proiect Areas State College Northwest Uptown Mt. Vernon Corridor 40th Street Central City West Time Limit July 17, 2024 July 17, 2024 July 17, 2024 July 17, 2024 July 17, 2024 Expired Such time limitations may be extended only by amendment of {his Merged Plan, unless otherwise provided by law. ;' The Agency is authorized to acquire real property devoted to public use through eminent domain, but property of a public body shall not be acquired without its consent unless permitted by Law. 2. (504) Acquisition of Personal Property Where necessary in the implementation of this Merged Plan, the Agency is authorized to acquire personal property in Merged Area B by any lawful means, including, without limitation, any means authorized by this Merged Plan or by law for the acquisition of real property. C. (505) Participation by Owners and Persons Enqaqed in Business 1. (506) Owner Participation The Agency encourages all property owners, tenants, and businesses in Merged Area B to be actively involved in improvement and community development within Merged Area B. @RSG 9 """""1 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B In addition to opportunities for participation by individual persons and firms, participation, to the extent it is feasible, shall be available for two or more persons, firms or institutions, to join together in partnerships, corporations, or other joint entities. Opportunities to participate in the redevelopment of property in Merged Area B may include without limitation the rehabilitation of property or structures; the retention of improvements; the development of all or a portion of the participant's property; the acquisition of adjacent or other properties from the Agency; purchasing or leasing properties in Merged Area B; participating with developers in the improvement of all or a portion of a participant's properties; or other suitable means consistent with objectives and proposals of this Merged Plan and with the Agency's rules governing owner participation and re-entry. The Agency desires participation in redevelopment activities by as many owners and business tenants as possible. However, participation opportunities shall necessarily be subject to and limited by such minimum factors as the expansion of public or public utilities facilities; elimination and changing of land uses; realignment of streets; the ability of the Agency and/or owners and business tenants to finance acquisition and development activities in accordance with this Merged Plan; and whether the proposed activities conform to and further the goals and objectives of this Merged Plan. If conflicts develop between proposals of participants, this Merged Plan authorizes the Agency to, in its discretion, decline any offer of owner participation or resolve conflicting proposals between owners interested in redeveloping property by establishing reasonable priorities and preferences among participants based upon the above identified factors. 2. (507) Reentrv Preferences for Persons Enqaqed in Business in Merqed Area B Consistent with Redevelopment Law, the Agency shall extend preference to such property owners, tenants and businesses to continue in or, if the Agency acquires the land of an owner or the land on which a person engaged in business is located, to reenter Merged Area B if any such owner or such person otherwise meets the requirements prescribed in this Merged Plan and in such Rules as the Agency may enact. The ability to participate may be limited by market conditions. Owners of real property in Merged Area B shall be given the opportunity to participate in the redevelopment of Owner's property in Merged Area B, if such Owner agrees to participate in the redevelopment consistent with this Merged Plan and such Rules as the Agency may enact, provided such Owner is qualified to undertake and complete the proposed redevelopment activity as determined by the Agency. In appropriate circumstances, as determined by the Agency, where such action would foster the goals and objectives of this Merged Plan, an owner may participate in substantially the same location either by retaining all or portions of his/her property and purchasing adjacent property if needed and available for development; rehabilitating or demolishing all or part of his/her existing buildings or structures; @RSG 10 CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B initiating new development; and selling property or improvements to the Agency. When necessary to accomplish the objectives of this Merged Plan as determined by the Agency, the Agency may buy land and improvements at fair market value from existing owners and offer real property for purchase to prospective owner- participants within Merged Area B. Non-property owners who are tenants engaged in business in Merged Area B will be given opportunities to remain or to obtain reasonable preferences to reenter in business within Merged Area B if they otherwise meet the requirements prescribed by this Merged Plan and these Rules. 3. (508) Owner Participation a. Owner Participation Aqreements The Agency is authorized to enter into an Owner Participation Agreement with owners desiring to develop or improve their properties within Merged Area B. The Agency may, through the Owner Participation Agreement, impose any of the standards, restrictions, and controls of this Merged Plan or any design guidelines adopted by the Agency pursuant to this Merged Plan. All conditions imposed shall be reasonably related to the goals and objectives of this Merged Plan, rules and regulations and/or the impacts of the proposed development. b. Statement of Interest Consistent with Redevelopment Law, the Rules and any other guidelines it may enact, the Agency shall solicit a Statement of Interest of owner pjlrticipation from the Owner of Property that is the subject of the redevelopment proposals (i.e. the property that may be acquired, developed or rehabilitated). c. Propertv OwnerfTenant Proposals If a Statement of Interest meets Agency requirements and proposes participation that is feasible, the Agency shall invite the Owner to submit to the Agency a proposal for the project identified in the Statement of Interest. The Agency retains and shall exercise the discretion vested in it by law to consider and determine whether a proposal for redevelopment submitted by an Owner for participation conforms to, and meets the goals and objectives of, this Merged Plan and the Rules. The Agency shall exercise said discretion reasonably, in good faith, and without discrimination. . D. (509) Implementinq Rules The provisions of Sections 505-508 of this Merged Plan shall be implemented according to the Rules adopted by the Agency prior to the adoption of the Adopting Ordinance, which may be amended from time to time by the Agency. Such Rules allow for Owner Participation Agreements with the Agency. @RSG 11 REDEVElOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B E. (510) Cooperation with Public Bodies Certain public bodies are authorized by State. law to aid and cooperate, with or without consideration, in the planning and implementation of activities authorized by this Merged Plan. The Agency shall seek the aid and cooperation of such public bodies and shall attempt to coordinate the implementation of this Merged Plan with the activities of such public bodies in order to accomplish the purposes of redevelopment and to achieve the highest public good. The Agency shall seek the cooperation of all public bodies which own or intend to acquire property in Merged Area B. Any public body which owns or leases property in Merged Area B will be afforded all the privileges of owner and business tenant participation if such public body is willing to enter into an Owner Participation Agreement with the Agency. All plans for development of property in Merged Area B by a public body shall be subject to Agency approval. The Agency may impose on all public bodies the planning and design controls contained in and authorized by this Merged Plan to ensure that present uses and any future development by public bodies will conform to the requirements of this Merged Plan. The Agency is authorized, to the extent permissible by law, to financially (and otherwise) assist public bodies in the cost of public land, buildings, facilities, structures or other improvements (within or outside Merged Area B) where such land, buildings, facilities, structures, or other improvements are of benefit to Merged Area B. F. (511) Propertv Manaqement During such time as property, if any, in Merged Area B is owned by the Agency, such property shall be under the management and control of the Agency. Such properties may be rented or leased by the Agency pending their disposition. G. (512) Pavments to Taxinq Aqencies The Agency may pay, but is not required to pay, in any year during which it owns property in Merged Area B that is tax exempt, directly to any City, County or district, including, but not limited to, a school district, or other public corporation for whose benefit a tax would have been levied upon such property had it not been tax exempt, an amount of money in lieu of taxes that may not exceed the amount of money the public entity would have received if the property had not been tax exempt. To the extent required by Redevelopment Law, the Agency will make statutory pass-through payments to affected taxing entities. The Agency will also make pass-through payments pursuant to its existing tax-sharing agreements with the following taxing entities: Northwest: County of San Bernardino Mt. Vernon Corridor: County of San Bernardino Flood District, County of San Bernardino and San Bernardino Municipal Water District. @RSG 12 CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B H. (513) Relocation of Persons Displaced by a Proiect 1. (514) Relocation Proqram In accordance with the provisions of the California Relocation Assistance Law (Government Code Section 7260, et seQ.), the guidelines adopted and promulgated by the California Department of Housing and Community Development (the "Relocation Guidelines") and the Method of Relocation adopted by the Agency, the Agency shall provide relocation benefits and assistance to all persons (including families, business concerns and others) displaced by the Agency's acquisition of property in Merged Area B or as otherwise required by law. Such relocation assistance shall be provided in the manner required by the Method of Relocation. In order to carry out a redevelopment project with a minimum of hardship, the Agency will assist displaced households in finding decent, safe and sanitary housing within their financial means and otherwise suitable to their needs. The Agency shall make a reasonable effort to relocate displaced individuals, families, and commercial and professional establishments within Merged Area B. The Agency is also authorized to provide relocation for displaced persons outside Merged Area B. 2. (515) Relocation Benefits and Assistance The Agency shall provide all relocation benefits required by law and in conformance with the Method of Relocation, Relocation Guidelines, State Relocation Law (Government Code 7260 through 7277), Redevelopment Law, and any other applicable rules and regulations. In addition, the Agency may make any additional relocation payments which, in the Agency's opinion, may be reasonably necessary to carry out the purposes of this Merged Plan. These additional;1Jayments shall be subject to the availability of funds for such purpose. I. (516) Demolition. Clearance. Public Improvements. Site Preparation and Removal of Hazardous Waste 1. (517) Demolition and Clearance The Agency is authorized, for property acquired by the Agency or pursuant to an agreement with the owner of property, to demolish, clear or move buildings, structures, or other improvements from any real property as necessary to carry out the purposes of this Merged Plan. 2. (518) Public Improvements To the extent permitted by law, the Agency is authorized to install and construct or to cause to be installed and constructed the public improvements and public utilities (within or outside Merged Area B) necessary to carry out the purposes of this Merged Plan. Such public improvements include, but are not limited to: over or underpasses; bridges; streets; curbs; gutters; sidewalks; street lights; sewers; storm drains; traffic signals; electrical distribution systems, natural gas distribution systems; cable TV systems; fiber optics; water distribution systems; parks; plazas; playgrounds; public parking facilities; landscaped areas; schools; libraries; civic; cultural; and recreational facilities; and pedestrian improvements. A list of proposed @RSG 13 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B public facilities and infrastructure improvement projects is included in the projects list set forth in Exhibit C and incorporated herein by reference. The Agency, as it deems necessary to carry out this Merged Plan and subject to the consent of the Mayor and Common Council, may pay all or part of the value of the land for and the cost of the installation and construction of any building, facility, structure or other improvement which is publicly owned either within or outside Merged Area B, upon both the Agency Board and the Mayor and Common Council making the applicable determinations required pursuant to the Redevelopment Law. When the value of such land or the cost of the installation and construction of such building, facility, structure or other improvement, or both, has been, or will be, paid or provided for initially by the City or other public corporation, the Agency may enter into a contract with the City or other pUblic corporation under which it agrees to reimburse the City or other public corporation for all or part of the value of such land or all or part of the cost of such building, facility, structure or other improvements, or both, by periodic payments over a period of years. Any obligation of the Agency under such contract shall constitute an indebtedness of the Agency for the purposes of carrying out this Merged Plan. 3. (519) Preparation of Buildinq Sites The Agency may develop as a building site any real property owned or acquired by it. In connection with such development it may cause, provide, or undertake or make provisions with other agencies for the installation, or construction of streets, utilities, parks, playgrounds and other public improvements necessary for carrying out this Merged Plan in Merged Area B. 4. (520) Removal of Hazardous Waste To the extent legally allowable, the Agency may take any actions which the Agency determines are necessary and which are consistent with other State and federal laws, to remedy or remove a release of hazardous substances on, under, or from property within Merged Area B. J. (521) Rehabilitation. Movinq of Structures bv the Aqencv and Seismic Repairs 1. (522) Rehabilitation and Conservation The Agency is authorized to rehabilitate and conserve, or to cause to be rehabilitated and conserved, any property, building or structure in Merged Area B owned by the Agency. The Agency is also authorized to advise, encourage, and assist (through a loan program or otherwise) in the rehabilitation and conservation of property, buildings or structures in Merged Area B not owned by the Agency to the extent permitted by the Redevelopment Law. The Agency is authorized to acquire, restore, rehabilitate, move and conserve buildings of historic or architectural significance. It shall be the purpose of this Merged Plan to allow for the retention of as many existing businesses as practicable and to enhance the economic life of these businesses by a program of voluntary participation in their conservation and @RSG 14 CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B rehabilitation. The Agency is authorized to conduct a program of assistance and enforcement to encourage owners of property within Merged Area B to upgrade and maintain their property consistent with this Merged Plan and such standards as may be developed for Merged Area B. The extent of rehabilitation in Merged Area B shall be subject to the discretion of the Agency based upon such objective factors as: a. Compatibility of rehabilitation with land uses as provided for in this Merged Plan. b. Economic feasibility of proposed rehabilitation and conservation activity. c. Structural feasibility of proposed rehabilitation and conservational activity. d. The undertaking of rehabilitation and conservation activities in an expeditious manner and in conformance with the requirements of this Merged Plan and such property rehabilitation standards as may be adopted by the Agency. e. The need for expansion of public improvements, facilities and utilities. f. The assembly and development of properties in accordance with this Merged Plan. The Agency may adopt property rehabilitation standards for the rehabilitation of properties in Merged Area B. . 2. (523) Movina of Structures As necessary in carrying out this Merged Plan, the Agency is authorized to move, or to cause to be moved, any building structures or other improvements from any real property acquired which can be rehabilitated to a location within or outside Merged Area B. 3. (524) Seismic Retrofit For any project undertaken by the Agency within Merged Area B for building rehabilitation or alteration in construction, the Agency may, by fOllowing all applicable procedures which are consistent with local, State, and federal law, take those actions which the Agency determines are necessary to provide for seismic retrofits. K. (525) Prooertv Disoosition and Develooment 1. (526) Real Prooertv Disoosition and Develooment a. (527) General For the purposes of this Merged Plan, the Agency is authorized to sell, lease, exchange, subdivide, transfer, assign, pledge, encumber by mortgage or @RSG 15 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B deed of trust, or otherwise dispose of any interest in real property. To the extent permitted by law, the Agency is authorized to dispose of real property by negotiated lease or sale without public bidding. Except as otherwise permitted by law, before any interest in property of the Agency acquired in whole or in part, directly or indirectly, with tax increment moneys is sold or leased for development pursuant to this Merged Plan, such sale or lease shall be first approved by the Mayor and Common Council after public hearing. Except as otherwise permitted by law, no real property acquired by the Agency, in whole or in part with tax increment, or any interest therein, shall be sold or leased for development pursuant to this Merged Plan for an amount less than its fair market value, or the fair reuse value at the use and with the covenants, conditions and development costs authorized by the sale or lease. Unless otherwise permitted by law, the real property acquired by the Agency in Merged Area B, except property conveyed to it by the City, shall be sold or leased to public or private persons or entities for improvement and use of the property in conformance with this Merged Plan. To the extent permitted by law, real property may be conveyed by the Agency to the City, and where beneficial to Merged Area B, to any other public body without charge or for an amount less than fair market value. All purchasers or lessees of property from the Agency shall be obligated to use the property for the purposes designated in this Merged Plan, to begin and complete improvement of such property within a period of time which the Agency fixes as reasonable, and to comply with other conditions which the Agency deems necessary to carry out the purposes of this Merged Plan. During the period of redevelopment in Merged Area B, the Agency shall ensure that all provisions of this Merged Plan, and other documents formulated pursuant to this Merged Plan, are being observed, and that development of Merged Area B is proceeding in accordance with applicable development documents and time schedules. All development, whether public or private, must conform to this Merged Plan and all applicable federal, State, and local laws, including without limitation the City's planning and zoning ordinances, building, environmental and other land use development standards. Such development must receive the approval of all appropriate public agencies. b. (528) Purchase and Development Documents To provide adequate safeguards to ensure that the provisions of this Merged Plan will be carried out and to prevent the recurrence of blight, all real property sold, leased, or conveyed by the Agency, as well as all property subject to Owner Participation Agreements, shall be made subject to the provisions of this Merged Plan by leases, deeds, contracts, agreements, declarations of restrictions, provisions of the planning and zoning ordinances @RSG 16 CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B of the City, conditional use permits, or other means. Where appropriate, as determined by the Agency, such documents or portions thereof shall be recorded in the office of the Recorder of the County. Leases, subleases, deeds, contracts, agreements, and declarations of restrictions of the Agency may contain restrictions, covenants, covenants running with the land, rights of reverter, conditions subsequent, equitable servitudes, or any other provisions necessary to carry out this Merged Plan. The Agency shall reserve such powers and controls in Disposition and Development Agreements or similar agreements as may be necessary to prevent transfer, retention, or use of property for speculative purposes and to ensure that redevelopment is carried out pursuant to this Merged Plan. The Agency shall obligate lessees and purchasers of real property acquired in redevelopment projects and owners of property improved as part of a redevelopment project to refrain from discrimination or segregation based upon race, color, creed, religion, national origin, ancestry, sex, marital status, sexual orientation, physical condition, pregnancy or pregnancy-related condition, political affiliation or opinion, age, or medical condition in the sale, lease, sublease, transfer, use occupancy, tenure or enjoyment of property in Merged Area B. All property sold, leased, conveyed, or subject to Disposition and Development Agreements shall be expressly subject by appropriate documents to the restriction that all deeds, leases, subleases, or contracts for the sale, lease, sublease or other transfer of land in Merged Area B shall contain such nondiscrimination and non-segregation clauses as are required by law. ~ 2. (529) Personal Propertv Disposition For the purposes of this Merged Plan, the Agency is authorized to sell, lease, exchange, subdivide, transfer, assign, pledge, encumber, or otherwise dispose of personal property. L. (530) Provision for Low and Moderate Income Housina 1. (531) Definition ofTerms Unless otherwise permitted or required by law, the terms "affordable housing cost", "replacement dwelling unit", "persons and families of low or moderate income", "substantially rehabilitated dwelling units"' and "very low income households" as used herein shall have the meanings as now defined by the Redevelopment Law and other State and local laws and regulations pertaining thereto. 2. (532) Authority Generallv The Agency may, inside or outside Merged Area B: acquire real property, buildings sites, buildings or structures, donate real property, improve real property or building sites, construct or rehabilitate buildings or structures, and take any other such @RSG 17 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B actions as may be permitted by the Redevelopment Law, in order to provide housing for persons and families of low or moderate income. 3. (533) Replacement Housinq 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 subject to a written agreement, the Agency shall, within four years of such destruction or removal, rehabilitate, develop or construct, or cause to be rehabilitated, developed or constructed, for rental or sale to persons and families of low or moderate income, an equal number of replacement dwelling units which have an equal or greater number of bedrooms as those destroyed or removed units at affordable housing costs within the territorial jurisdiction of the Agency consistent with Redevelopment Law. The Agency shall comply with all provisions of Redevelopment Law pertaining to replacement housing. 4. (534) New or Rehabilitated Dwellinq Units Developed Within the Proiect Area Unless otherwise permitted by law, at least thirty percent (30%) of all new and substantially rehabilitated dwelling units developed by the Agency shall be available at affordable housing cost to persons and families of low or moderate income and of such thirty percent (30%), not less than fifty percent (50%) shall be available to and occupied by very low income households. Unless otherwise permitted by law, at least fifteen percent (15%) of all new and substantially rehabilitated dwelling units developed within Merged Area B by public or private entities or persons other than the Agency shall be available at affordable housing cost to persons and families of low or moderate income and of such fifteen percent (15%), not less than forty percent (40%) shall be available at affordable housing cost to very low income households. The percentage requirements set forth in this Section 534 shall apply independently of the requirements of Section 533 of this Merged Plan and in the aggregate to the supply of housing to be made available pursuant to this Section 534 and not to each individual case of rehabilitation, development or construction of dwelling units. Pursuant to Section 33413(b) (4) of the Redevelopment Law, as may be amended from time to time, the Agency shall prepare and adopt a Housing Compliance Plan to comply with the requirements set forth above, for Merged Area B. The Housing Compliance Plan shall be consistent with, and may be included within the Housing Element of the City's General Plan. Unless otherwise permitted by law, the Housing Compliance Plan shall be reviewed and, if necessary, amended at least every five (5) years in conjunction with the Housing Element or Implementation Plan cycle. Unless otherwise permitted by l"lw, the Housing Compliance Plan shall ensure that the requirements of this section are met every ten (10) years. Except as otherwise permitted or required by law, the Agency shall require, by contract or other appropriate means, that whenever any low and moderate income housing units are developed within Merged Area B, such units shall be made @RSG 18 CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B available on a priority basis for rent or purchase, whichever the case may be, to persons and families of low or moderate income displaced by the Project; failure to give such priority shall not affect the validity of title to the real property upon which such housing units have been developed. 5. (535) Duration of DwellinQ Unit Availabilitv Unless otherwise permitted by law, the Agency shall require the aggregate number of dwelling units rehabilitated, developed or constructed pursuant to Sections 533 and 534 of this Merged Plan to remain available at affordable housing cost to very low income, low income, and moderate income households for the longest feasible time, as determined by the Agency, but for not less than the period of the residential land use controls established in Section X of this Merged Plan. 6. (536) Relocation HousinQ If insufficient suitable housing units are available in the City for use by persons and families of low or moderate income displaced by a Project, the Agency may, to the extent of that deficiency, direct or cause the development, rehabilitation or construction of housing units within the City, both inside and outside Merged Area B. 7. (537) Increased and Improved Supplv Except as otherwise permitted by law, not less than twenty percent (20%) of all taxes from CCW, Northwest, Uptown, Mt. Vernon Corridor, and 40th Street, and not less than thirty percent (30%) of all taxes from State College, which are allocated to the Agency pursuant to subdivision (b) of Section 33670 of the Red~velopment Law and Section 702(2) and (3) of this Merged Plan shall be used by the Agency for the purposes of increasing, improving and preserving the City's supply of low and moderate income housing available at affordable housing cost as defined by Section 50052.5 of the California Health and Safety Code, to persons and families of low or moderate income, as defined in Section 50093 of the California Health and Safety Code, and very low income households, as defined in Section 50105 of the California Health and Safety Code, unless one or more applicable findings are made pursuant to the Redevelopment Law. The funds for this purpose shall be held in a separate Low and Moderate Income Housing Fund until used. Any interest earned by such Low and Moderate Income Housing Fund shall accrue to the Housing Fund. In implementing this Section 537 of this Merged Plan, the Agency may exercise any or all of its powers including, but not limited to, the following: 1. 2. Acquire real property or building sites. Improve real property or building sites with on-site or off-site . improvements. Donate real property to private or public persons or entities. Finance insurance premiums. 3. 4. @RSG 19 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B 5. Construct buildings or structures. 6. Acquire buildings or structures. 7. Rehabilitate buildings or structures. 8. Provide subsidies to, or for the benefit of, very low income households, as defined by Section 50105 of the California Health and Safety Code, lower income households, as defined by Section 50079.5 of the. California Health and Safety Code, or persons and families of low or moderate income, as defined by Section 50093 of the California Health and Safety Code, to the extent those households cannot obtain housing at affordable costs on the open market. Housing units available on the open market are those units developed without direct government subsidies. 9. Develop plans, pay principal and interest on bonds, loans, advances, or other indebtedness or pay financing or carrying charges. 10. Maintain the community's supply of mobile homes. 11. Preserve the availability to lower income households of affordable housing units in housing developments which are assisted or subsidized by public entities and which are threatened with imminent conversion to market rates. The Agency may use these funds to meet, in whole or in part, the replacement housing provisions in Section 533 of this Merged Plan. These funds may be used inside or outside Merged Area B; however, these funds may be used outside Merged Area B only if findings of benefit to Merged Area B are made pursuant to the Redevelopment Law. 8. (538) Duration of Affordabilitv Except as provided in Section 33334.3 of the Redevelopment Law, or as otherwise permitted by law, all new or substantially rehabilitated housing units developed or otherwise assisted with moneys from the Low and Moderate Income Housing Fund pursuant to an agreement approved by the Agency shall be required to remain available at affordable housing cost to persons and families of low or moderate income and very low income households for the longest feasible time, but for not less than the following periods of time: a. Fifty-five years for rental units. However, the Agency may replace rental units with equally affordable and comparable rental units in another location within the City if (i) the replacement units are available for occupancy prior to the displacement of any persons and families of low or moderate income residing in the units to be replaced, and (ii) the comparable replacement units are not developed with moneys from the Low and Moderate Income Housing Fund. b. Forty-five years for owner-occupied units. However, the Agency may permit sales of owner-occupied units prior to the expiration of the 45-year period for a price in excess of that otherwise permitted under Redevelopment Law Section 33334.3 pursuant to an adopted program which protects the Agency's investment of moneys from the Low and Moderate Income Housing Fund. @RSG 20 cnC/20ll-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B c. Fifteen years for mutual self-help housing units which are occupied by and affordable to very low and low-income households. However, the Agency may permit sales of mutual self-help housing units prior to expiration of the 15-year period for a price in excess of that otherwise permitted under Redevelopment Law Section 33334.3 pursuant to an adopted program that (i) protects the Agency's investment of moneys from the Low and Moderate Income Housing Fund, and (ii) ensures through a recorded regulatory agreement, deed of trust, or similar recorded instrument that if a mutual self-help housing unit is sold at any time after expiration of the 15-year period and prior to 45 years after the date of recording of the covenants or restrictions required pursuant to Law, the Agency recovers, at a minimum, its original principal from the Low and Moderate Income Housing Fund from the proceeds of the sales and deposits those funds into the Low and moderate Income Housing Fund. SECTION VI. (600) USES PERMITTED IN THE MERGED AREA B A. (601) Maps and Uses Permitted The Map attached hereto as Exhibit A and incorporated herein illustrates the location of Merged Area B boundaries, the immediately adjacent streets, and existing public rights-of-way and public easements. The land uses permitted by this Merged Plan shall be those permitted by the General Plan and City zoning ordinances as they now exist or may hereafter be amended. B. (602) Maior Land Uses (as now provided in the General Plan) - Major land uses permitted within Merged Area B shall include: Commercial, Industrial, Residential, Office Industrial Park, Public /Commercial Recreation, University Business Park, Public Facilities, Publicly-Owned Flood Control, Public Parks and special uses such as specific plan uses. The areas shown on the plan maps may be used for any of the various kinds of uses specified for or permitted within such areas by the General Plan and Zoning Ordinance as they exist or are hereafter amended in the future. C. (603) Public Uses 1. (604) Public Street Lavout. Riahts-of-Wav and Easements The public street system for Merged Area B is illustrated on the Map identified as Exhibit A. The street system in Merged.Area B shall be developed in accordance with the Circulation Element of the General Plan. Certain streets and rights-of-way may be widened, altered, abandoned, vacated, or closed by the City as necessary for proper development of Merged Area B. Additional easements may be created by the Agency and City in Merged Area B as needed for proper development and circulation. The public rights-of-way shall be used for vehicular, bicycle and/or pedestrian traffic as well as for public improvements, public and private utilities, and activities typically @RSG 21 - REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B found in public rights-of-way. In addition, all necessary easements for public uses, public facilities, and public utilities may be retained or created. 2. (605) Other Public and Open Space Uses Both within and, where appropriate, outside of Merged Area B, the Agency is authorized to permit, establish, or enlarge public, institutional, or non-profit uses, including, but not limited to, schools, community centers, auditorium and civic center facilities, criminal justice facilities, park and recreational facilities, parking facilities, transit facilities, libraries, hospitals, educational, fraternal, philanthropic and charitable institutions or other similar associations or organizations. All such uses shall be deemed to conform to the provisions of this Merged Plan provided that such uses are in conformance with all other applicable laws and ordinances and that such uses are approved by the City. The Agency may impose such other reasonable restrictions as are necessary to protect development and uses in Merged Area B. D. (606) Conformino Properties/Certificates of Conformance The Agency may, in its sole and absolute discretion, determine that certain real properties within Merged Area B meet the requirements of this Merged Plan, and the owners of such properties may be permitted to remain as owners of conforming properties without a Owner Participation Agreement with the Agency, provided such owners continue to operate, use, and maintain the real properties within the requirements of this Merged Plan. If such a determination is made by the Agency, the Agency may issue a Certificate of Conformance to qualifying properties and these properties will not be subject to acquisition by eminent domain under this Merged Plan so long as the property continues to conform to this Merged Plan and to other terms and conditions required by the Agency. If a property owner makes a written request for a Certificate of Conformance, the Agency shall, within 120 days, issue a Certificate of Conformance, or notify the property owner in writing what specific action the owner must take in order to receive a Certificate of Conformance. If a Certificate of Conformance is issued, the Agency may not institute an eminent domain action to acquire the property covered by the Certificate of Conformance as long as the property is maintained in good condition. An owner of a conforming property may be required by the Agency to enter into a Owner Participation Agreement with the Agency in the event that such owner desires to (1) construct any additional improvements or substantially alter or modify existing structures on any of the real property described above as conforming; or (2) acquire additional property within Merged Area B. E. (607) Nonconformino Uses The Agency is authorized but not required to permit an existing use to remain in an existing building in good condition if the use does not conform to the provisions of this Merged Plan, provided that such use is generally compatible with existing and proposed developments and uses in Merged Area B. The Agency may, but is not required to, authorize additions, alterations, repairs or other improvements in Merged Area B for uses which do not conform to the provisions of this @RSG 22 CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B Merged Plan where, in the determination of the Agency, such improvements would be compatible with surrounding Merged Area B uses and proposed development. F. (608) Interim Uses Pending the ultimate development of land by developers and participants, the Agency is authorized to use or permit the use of any land in Merged Area B for interim uses not in conformity with the uses permitted in this Merged Plan. Such interim use, however, shall conform to all applicable sections of the City codes other than permitted uses. G. (609) General Controls and Limitations All real property in Merged Area B is hereby made subject to the controls and requirements of this Merged Plan. No real property shall be developed, redeveloped, rehabilitated, or otherwise changed after the date of the adoption of this Merged Plan except in conformance with the goals and provisions of this Merged Plan and all applicable City codes and ordinances. The land use controls of this Merged Plan shall apply for the periods set forth in Section X below. The type, size, height, number and use of buildings within Merged Area B will be controlled by the applicable City planning and zoning ordinances as they now exist or may hereafter be amended from time to time. 1. (610) New Construction All construction in Merged Area B shall comply with all applicable State and local laws in effect from time to time. In addition to applicable City codes, ordinances, or other requirements governing development in the Merged Area B,additional specific performance and development standards may be adopted by tt).e Agency to control and direct improvement activities in Merged Area B. 2. (611) Rehabilitation Any existing structure within Merged Area B which the Agency shall approve for retention and rehabilitation shall be repaired, altered, reconstructed, or rehabilitated in such a manner that it will meet the following requirements: be safe and sound in all physical respects, be attractive in appearance and not detrimental to the surrounding uses. 3. (612) Number of DwellinQ Units The total number of dwelling units in ~erged Area B shall be regulated by the General Plan. As of the date of adoption of the Adopting Ordinance, there are approximately 11,398 dwelling units in Merged Area B according to 2000 United States Census Data. 4. (613) Open Space and LandscapinQ The approximate amount of open space to be provided in Merged Area B is the total of all areas so designated and diagrammed in the Land Use Element of the General Plan and those areas in the public rights-of-way or provided through site coverage limitations on new development as established by the City and this Merged Plan. @RSG 23 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B Landscaping shall be developed in Merged Area B to ensure optimum use of living plant material in conformance with the standards of the City. 5. (614) Limitations on Tvpe. Size and Heioht of Buildinos The limits on building intensity, type, size and height, shall be established in accordance with the provisions and diagrams of the General Plan and the zoning ordinances, as they now exist or are hereafter amended. 6. (615) Sions All signs shall conform to the City's requirements. Design of all proposed new signs shall be submitted prior to installation to the appropriate governing bodies of the City and/or the Agency for review and approval pursuant to the Municipal Code of the City and procedures permitted by this Merged Plan. New signs must contribute to a reduction in sign blight. 7. (616) Utilities The Agency shall require that all utilities be placed underground whenever physically possible and economically feasible. 8. (617) Incompatible Uses No use or structure which is by reason of appearance, traffic, parking, smoke, glare, noise, odor, or similar factors incompatible with the surrounding areas, structures, or uses shall be permitted in any part of Merged Area B, except as otherwise permitted by the City. 9. (618) Subdivision of Parcels No parcels in Merged Area B, including any parcel retained by a participant, shall be consolidated, subdivided or re-subdivided without the approval of the City, and, if necessary for purposes of this Merged Plan, by the Agency. 10. (619) Minor Variations The Agency is authorized to permit minor variations from the limits, restrictions and controls established by this Merged Plan. In order to permit any such variation, the Agency must determine all of the following: a. The application of certain provisions of this Merged Plan would result in practical difficulties or unnecessary hardships inconsistent with the general purposes and intent of this Merged Plan. b. There are exceptional circumstances or conditions applicable to the property or to the intended development of the property which do not apply generally to other properties having the same standards, restrictions, and controls. @RSG 24 CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B c. Permitting a variation will not be materially detrimental to the public welfare or injurious to property or improvements in the area. d. Permitting a variation will not be contrary to the objectives of this Merged Plan. No such variation shall be granted which permits other than a minor departure from the provisions of this Merged Plan. In permitting any such variation, the Agency shall impose such conditions as are necessary to protect the public health, safety, or welfare, and to assure compliance with the purposes of this Merged Plan. H. (620) Desiqn for Development Within the limits, restrictions, and controls established in this Merged Plan, and subject to the provisions of Sections 601 and 609 herein, the Agency is authorized to establish heights of buildings, land coverage, setback requirements, parking requirements, design criteria, traffic circulation, traffic access, and other development and design controls necessary for proper development of both private and public areas within Merged Area B. No new improvement shall be constructed, and no existing improvement shall be substantially modified, altered, repaired, or rehabilitated except in accordance with this Merged Plan and any such controls approved by the Agency. In the case of property which is the subject of a Disposition and Development Agreement or an Owner Participation Agreement with the Agency, such property shall be developed in accordance with the provisions of such Agreement. One of the objectives of this Merged Plan is to create an attractive and pleasant environment in Merged Area B. Therefore, such plans shall give consideration to good design, open space and other amenities to enhaIlce the aesthetic quality of Merged Area B. The Agency shall not approve any plans tha!.cIo not comply with this Merged Plan except as permitted by Section 619 of this Merged Plan. I. (621) Buildinq Permits Any building permit that is issued for the rehabilitation or construction of any new building or any addition, construction, moving, conversion or alteration to an existing building in Merged Area B from the date of adoption of this Merged Plan must be in conformance with the provisions of this Merged Plan, any design for development adopted by the Agency, any restrictions or controls established by resolution of the Agency, and any applicable participation or other agreements. The Agency is authorized to establish permit procedures and approvals required for purposes of this Merged Plan. A building permit shall be issued only after the applicant for same has been granted all approvals required by the City and the Agency at the time of application. SECTION VII. (700) METHODS FOR FINANCING THE PROJECT A. (701) General Description of the Proposed Financinq Methods Upon adoption of this Merged Plan by the Mayor and Common Council, the Agency is authorized to finance implementation of this Merged Plan with assistance from local sources, the State and/or the federal government, property tax increment, interest income, @RSG 25 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B Agency bonds, donations, loans from private financial institutions or from any other available sources of financing which are legally available and do not conflict with the objectives of this Merged Plan. The Agency is also authorized to obtain advances, borrow funds, issue bonds or other obligations, and create indebtedness in carrying out this Merged Plan. The principal and interest on such indebtedness may be paid from tax increment revenue or any other funds available to the Agency. Advances and loans for survey and planning and for the operating capital for administration of this Merged Plan may be provided by the City until adequate tax increment revenue or other funds are available to repay the advances and loans. The City or other public agency, as it is able, may also supply additional assistance through issuance of bonds, loans and grants and in-kind assistance. Any assistance shall be subject to terms established by an agreement between the Agency, City and/or other public agency providing such assistance. As available, gas tax funds from the State and sales tax funds from the County may be used for the street system. The Agency may issue bonds or other obligations and expend their proceeds to carry out this Merged Plan. The Agency is authorized to issue bonds or other obligations as appropriate and feasible in an amount sufficient to finance all or any part of Merged Plan implementation activities. The Agency shall pay the principal and interest on bonds or other obligations of the Agency as they become due and payable. B. (702) Tax Increment Revenue @RSG All taxes levied upon taxable property within Merged Area B each year by or for the benefit of the State, County, City or other public corporation (hereinafter called "Taxing Agency" or "Taxing Agencies") after the effective date of the Adopting Ordinance, shall be divided as follows: 1. That portion of the taxes which would be produced by the rate upon which the tax is levied each year by or for each of the Taxing Agencies upon the total sum of the assessed value of the taxable property in Merged Area B as shown upon the assessment roll used in connection with the taxation of such property by such Taxing Agency, last equalized prior to the effective date of such Adopting Ordinance, shall be allocated to and when collected shall be paid to the respective Taxing Agencies as taxes by or for the Taxing Agencies on all other property are paid (for the purpose of allocating taxes levied by or for any Taxing Agency or Agencies which did not include the territory in Merged Area B on the effective date of the Adopting Ordinance but to which such territory has been annexed or otherwise included after such effective date, the assessment roll of the County last equalized on the effective date of the Adopting Ordinance shall be used in determining the assessed valuation of the taxable property in Merged Area B on the effective date). 2. That portion of the levied taxes each year in excess of such amount shall be allocated to, and when collected shall be paid into, a special fund of the Agency to pay the principal of and interest on loans, monies advanced to, or 26 CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B indebtedness (whether funded, refunded, assumed, or otherwise) incurred by the Agency to finance or refinance in whole or in part, the redevelopment project. Unless and until the total assessed valuation of the taxable property in Merged Area B exceeds the total assessed value of the taxable property in Merged Area B as shown by the last equalized assessment roll referred to in paragraph (1.) hereof, all of the taxes levied and collected upon the taxable property in Merged Area B shall be paid to the respective Taxing Agencies. When the loans, advances, and indebtedness, if any, and interest thereon, have been paid, all monies thereafter received from taxes upon the taxable property in Merged Area B shall be paid to the respective Taxing Agencies as taxes on all other property are paid. 3. That portion of the taxes in excess of the amount identified in paragraph (1.) above which is attributable to a tax rate levied by a Taxing Agency for the purpose of producing revenues in an amount sufficient to make annual repayments of the principal of and interest on any bonded indebtedness for the acquisition or improvement of real property shall be allocated to, and when collected shall be paid into, the fund of that Taxing Agency. This paragraph (3.) shall only apply to taxes levied to repay bonded indebtedness approved by the voters on or after January 1, 1989. The Agency is authorized to make pledges as to specific advances, loans and indebtedness as appropriate in carrying out the Project. The portion of taxes allocated and paid to the Agency pursuant to subparagraph (2.) above is irrevocably pledged to pay the principal of and interest on loans, monies advanced to, or indebtedness (whether funded, refunded, assumed, or otherwise) incurred by the Agency to finance or refinance, in whole or in part, the redevelopment program for Merged Area B. ~ Pursuant to Section 33333.10(e) of the Redevelopment Law, after the time limitation on the payment of indebtedness and receipt of tax increment revenue that would have taken effect, if not for the amendment to ex1end this time limitation, the Agency shall spend tax increment funds (except for monies deposited into the Low and Moderate Income Housing Fund) collected from State College on those portions of the Merged Area B identified on Exhibit D as blighted or necessary and essential. C. (703) Aoencv Bonds The Agency is authorized to issue bonds and other obligations from time to time, if it deems it appropriate to do so, in order to finance all or any part of this Merged Plan implementation activities. Neither the members of the Agency nor any persons executing the bonds are liable personally on the bonds or other obligations by reason of their issuance. The bonds and other obligations of the Agency are not a debt of the City or the State; nor are any of its political subdivisions liable for them; nor in any event shall the bonds or obligations be payable out of any funds or properties other than those of the Agency; and such bonds and other obligations shall so state on their face. The bonds and other obligations do not constitute indebtedness within the meaning of any constitutional or statutory debt limitation or restriction. @RSG 27 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B Pursuant to Sections 33471 and 33475 of the Redevelopment Law, taxes attributable to each constituent Project Area of Merged Area B adopted on or prior to January 1, 1978, pursuant to Section 33670 of the Redevelopment Law, shall be first used to comply with the terms of any bond resolution or other agreement pledging such taxes from the constituent Project Area until a refunding has occurred which satisfies the terms of such bond or agreement. The amount of bonded indebtedness, to be repaid in whole or in part from the allocation of taxes pursuant to Section 33670 of the Redevelopment Law, which can be outstanding at one time, shall not exceed the limit as stated in Section 1004 of this Merged Plan, except by amendment to this Merged Plan. D. (704) Other Loans and Grants Any other loans, grants, guarantees or financial assistance from the federal government, the State, or any other public or private source will be utilized, if available, as appropriate in carrying out this Merged Plan. In addition, the Agency may make loans as permitted by law to public or private entities for any of its redevelopment purposes. E. (705) Rehabilitation Loans. Grants. and Rebates The Agency and the City may commit funds from any source to rehabilitation programs for the purposes of loans, grants, or rebate payments for self-financed rehabilitation work. The rules and regulations for such programs shall be those which may already exist or which may be developed in the future. The Agency and the City shall seek to acquire grant funds and direct loan allocations from State and federal sources, as they may be available from time to time, for the carrying out of such programs. SECTION VIII. (800) ACTIONS BY THE CITY The City shall aid and cooperate with the Agency in carrying out this Merged Plan and shall take all reasonable actions necessary to ensure the continued fulfillment of the purposes of this Merged Plan and to prevent the recurrence or spread of blighting conditions in Merged Area B. Actions by the City may include, but shall not be limited to, the following: 1. Institution and completion of proceedings for opening, closing, vacating, widening, or changing the grades of streets, alleys, and other public rights-of- way, and for other necessary modifications of the streets, the street layout, and other public rights-of-way in Merged Area B. Such action by the City shall include the requirement of abandonment and relocation by the public utility companies of their operations in public rights-of-way as appropriate to carry out this Merged Plan, provided that nothing in this Merged Plan shall be deemed to require the cost of such abandonment, removal, and relocation to be borne by others than those legally required to bear such costs. Institution and completion of proceedings necessary for changes and improvements to publicly-owned parcels and utilities in Merged Area B. 2. @RSG 28 CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B 3. Performance of the above, and of all other functions and services relating to public health, safety, and physical development normally rendered in accordance with a schedule which will permit the redevelopment of Merged Area B to be commenced and carried to completion without unnecessary delays. 4. Imposition, whenever necessary, of appropriate design controls within the limits of this Merged Plan in Merged Area B to ensure proper development and use of land. 5. Provisions for administration/enforcement of this Merged Plan by the City after completion of development. 6. The undertaking and completion of any other proceedings necessary to carry out the Project. 7. The expenditure of any City funds in connection with redevelopment of the Project Area pursuant to this Merged Plan. 8. Revision of the City zoning ordinance, adoption of specific plans or execution of statutory development agreements to permit the land uses and facilitate the development authorized by this Merged Plan. SECTION IX. (900) ADMINISTRATION AND ENFORCEMENT Upon adoption, the administration and enforcement of this Merged Plan or other documents implementing this Merged Plan shall be performed by the City and/or the Agency, as appropriate. The provisions of this Merged Plan or other documents entered into pursuant to'this Merged Plan may also be enforced by litigation or similar proceedings by either the Agency or the City. Such remedies may include, but are not limited to, specific performance, damages, re-entry onto property, power of termination, or injunctions. In addition, any recorded provisions which are expressly for the benefit of owners of property in Merged Area B may be enforced by such owners. All provisions in Redevelopment Law as may be required to be included in a redevelopment plan are hereby incorporated as if fully set forth herein. @RSG 29 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B SECTION X. (1000) PLAN LIMITATIONS A. (1001) Effectiveness of this Merqed Plan Except for the non-discrimination and non-segregation prOVISions which shall run in perpetuity, and except as otherwise provided herein, the provisions of this Merged Plan shall be effective, and the provisions of other documents formulated pursuant to this Merged Plan may be made effective as follows: Merqed Area S- Proiect Areas Central City West State College Northwest Uptown 40th Street Mt. Vernon Corridor Added Area Time Limit February 17, 2019 April 27,2023 July 6, 2025 June 18, 2027 August 10, 2030 June 25, 2031 July 17,2042 After the time limit on the effectiveness of this Merged Plan has expired, the Agency shall have no authority to act pursuant to this Merged Plan except to pay previously incurred indebtedness and to enforce existing covenants or contracts. However, if the Agency has not completed its housing obligations pursuant to Section 33413 of the Redevelopment Law, the Agency shall retain its authority to implement requirements under Section 33413, including the ability to incur and pay indebtedness for this purpose, and shall use this authority to complete these housing obligations as soon as is reasonably possible. S. (1002) Limitation on Incurrinq Debt The time limits on the establishing of loans, advances, and indebtedness to be paid with the proceeds of property taxes received pursuant to Section 33670 of the Redevelopment Law to finance in whole or in part the redevelopment project are as follows: Merqed Area S- Proiect Areas Central City West State College Northwest Uptown 40th Street Mt. Vernon Corridor Added Area Time Limit Eliminated Eliminated Eliminated Eliminated July 10, 2020 Eliminated July 17,2032 This limit, however, shall not prevent the Agency from incurring debt to be paid from the Low and Moderate Income Housing Fund or establishing more debt in order to fulfill the Agency's housing obligations under Section 33413 of the Redevelopment Law. The loans, advances, or indebtedness may be repaid over a period of time longer than this time limit as provided herein. No loans, advances or indebtedness to be repaid from the allocation of taxes shall be established or incurred by the Agency beyond this time limitation. This limit shall not prevent the Agency from refinancing, refunding, or restructuring indebtedness after the time @RSG 30 cnC/20ll-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B limit if the indebtedness is not increased and the time during which the indebtedness is to be repaid is not extended beyond the time limit to repay indebtedness required by this section. Pursuant to Sections 33471 and 33475 of the Redevelopment Law, taxes attributable to each constituent Project Area of Merged Area B adopted on or prior to January 1, 1978, pursuant to Section 33670 of the Redevelopment Law, shall be first used to comply with the terms of any bond resolution or other agreement pledging such taxes from the constituent Project Area until a refunding has occurred which satisfies the terms of such bond or agreement. The time limits established in this Section 1002 may be extended in the manner provided by law. C. (1003) Limitation on Receipt of Tax Increment and Pavment of Indebtedness Except as otherwise provided herein, the limitations on the receipt of tax increment and the payment of indebtedness with the proceeds of property taxes received pursuant to Section 33670 of the Redevelopment Law are as follows: Merqed Area B- Proiect Areas Central City West State College Northwest Uptown 40th Street Mt. Vernon Corridor Added Area Time Limit February 17, 2029 April 27, 2033 July 6, 2035 June 18, 2037 August 10, 2045 June 25, 2041 July 17, 2057 . D. (1004) Limitation on the Amount of Bonded Indebtedness This Merged Plan authorizes the issuance of bonds to be repaid in whole or in part from the allocation of taxes pursuant to Redevelopment Law Section 33670. Except by amendment of this Merged Plan, the amount of bonded indebtedness which can be outstanding at one time and payable in whole or in part from tax allocations attributable to Merged Area B shall not exceed four hundred and sixty one million dollars ($461,000,000). If other sources of payment are lawfully combined with tax allocations, there shall be no limit as to the amount of bonded indebtedness serviceable from such other source of funds. E. (1005) Limitation on the Collection of Tax Increment Taxes, as defined in Section 33670 of the Redevelopment Law, collected from Merged Area B shall not be divided and shall not be allocated to the Agency in excess of three billion dollars ($2,800,000,000) except by further amendment of this Merged Plan. ~RSG 31 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B SECTION XI. (1100) PROCEDURE FOR AMENDMENT This Merged Plan may be amended by means of the procedure established in Sections 33450- 33458 of the Redevelopment Law or by any other procedure hereafter established by law. This Merged Plan is to be liberally construed and not interpreted as a limitation on the powers of the Agency. Notwithstanding any provision in this Merged Plan to the contrary, the Agency may hereby utilize all powers of a redevelopment agency pursuant to the Redevelopment Law and all other applicable laws, as the same now exists or may hereafter be amended or adopted. @RSG 32 CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN FOR SAN BERNARDINO MERGED PROJECT AREA B EXHIBIT A - MAP OF MERGED AREA B REDEVELOPMENT PROJECT AREA MAP OF PROJECT AREAS SAN BERNARDINO MERGED AREA B EXHIBIT A Legend I:]San Bernardino City _Added Areas 40th Street Project Ml Vernon Corridor Proiect Northwest Project .. State College Project Uptown Project Central Ctty West Project II'tVl!"NON CO""IDOft PROJECT .ftlA L.---l~F~~1 - 00.25 D.!! ,. 2 .... Source: San Bernardino GIS Department and ESRI -- @RSG 33 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN EXHIBIT B- MERGED AREA B BOUNDARY DESCRIPTIONS The boundary description of the Added Area is as follows: This boundary description is to be used in conjunction with the boundary map of the Added Areas to the San Bernardino Redevelopment Project Merged Area B, for the City of San Bernardino. The course numbers shown on this description correspond with the course numbers of the boundary map. The description is for that portion of real property of the City of San Bernardino, County of San Bernardino, State of California described as follows: Merge Area B Added Area A P.O.B. Beginning at a point at the intersection of the centerline of Fourth Avenue, variable wide, and the Easterly prolongation of the Northerly line of Parcel 10, as shown on Book 0265, Page 21, Block 211, of County of San Bernardino Tax Assessor's Maps, last revised June 9, 2009, said intersection also being along the City boundary of San Bernardino, as existed on February 11, 2010; thence Course 1. Southerly along the said last described centerline of Fourth Street, a distance of 718 feet, more or less, to the intersection with the Southeasterly prolongation of the Northerly line of Parcel 18, as shown on Book 0265, Page 21, Block 211, of County of San Bernardino Tax Assessor's Maps, last revised June 9, 2009, said intersection also being along the Existing State College Project Area, as existed on April 27, 1970; thence Course 2. Northwesterly along the said last described Southeasterly prolongation and Northerly line of said last described Parcel 18, a distance of 752 feet, more or less, to the intersection with the Westerly line of Parcel 22, as shown on Book 0265, Page 21, Block 211, of County of San Bernardino Tax Assessor's Maps, last revised June 9, 2009; thence Course 3. Northerly along the said last described Westerly line of Parcel 22 and Westerly line of Parcels 12, and 10, as shown on Book 0265, Page 21, Block 211, of County of San Bernardino Tax Assessor's Maps, last revised June 9, 2009, a distance of 339 feet, more or less, to the intersection with the Northerly line of said last described Parcel 10; thence Course 4. Easterly along the said last described Northerly line and its Easterly prolongation, a distance of 660 feet, more or less, to the point of beginning. Total Approximate Acres in Added Area A = 8 Acres @RSG 34 cnC/20ll-59 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Merge Area B Added Area B P.O.B. Beginning at a point at the intersection of the Easterly right of way line of Johnson Street, variable wide, and the Northwest corner of Parcel 06, as shown on Book 0271, Page 2, Block 021, of County of San Bernardino Tax Assessor's Maps, last revised June 9, 2009, said intersection also being along the City boundary of San Bernardino, as existed on February 11, 2010; thence Course 1. Easterly along the said last described City Boundary and its various courses, a distance of 1192 feet, more or less, to the intersection with the centerline of Lorraine Drive, variable width; thence Course 2. Southerly along the said last described centerline, a distance of 37 feet, more or less, to the intersection with the Westerly prolongation of the Northerly line of Parcel 8, as shown on Book 0154, Page 64, Block 641, of County of San Bernardino Tax Assessor's Maps, last revised February 8, 2008; thence Course 3. Easterly along the said last described Westerly prolongation anc~ Northerly line of said last described Parcel 8 and Northerly line of Parcel 2, as shown on Book 0154, Page 64, Block 641, of County of San Bernardino Tax Assessor's Maps, last revised February 8, 2008, and the Easterly prolongation of the Northerly line of said Parcel 2, a distance of 310 feet, more or less, to the intersection with the centerline of Electric Drive, variable width; thence Course 4. Southeasterly along the said last described centerline, a distance of 235 feet, more or less, to the intersection with the centerline of 40th Street, variable width; thence Course 5. Westerly along the said last described centerline, a distance of 1530 feet, more or less, to the intersection with the Easterly right of way line of Johnson Street, variable width; thence Course 6. Northerly along the said last described Easterly right of way line, a distance of 276 feet, more or less, to the point of beginning. Total Approximate Acres in Added Area B = 9 Acres @RSG 35 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Merge Area B Added Area C P.O.B. Beginning at a point at the intersection of the centerline of Acacia Avenue, 50 feet wide, and the centerline of 36th Street, 82 feet wide; thence Course 1. Easterly along the said last described centerline of 36th Street, a distance of 540 feet, more or less, to the intersection with the Northerly prolongation of the Easterly line of Parcel 1, as shown on Book 0152, Page 06, Block 061, of County of San Bernardino Tax Assessor's Maps, last revised June 7, 2007; thence Course 2. Southerly along the said last described Northerly prolongation and Easterly line of Parcel 1, and the Easterly lines of Parcel 21,19, and 20, as shown on Book 0152, Page 06, Block 061, of County of San Bernardino Tax Assessor's Maps, last revised June 7, 2007, a distance of 315 feet, more or less, to the intersection with the Northerly line of Parcel 13, as shown on Book 0152, Page 06, Block 061, of County of San Bernardino Tax Assessor's Maps, last revised June 7, 2007; thence Course 3. Easterly along the said last described Northerly line, a distance of 6 feet, more or less, to the intersection with the Easterly line of said last described Parcel 13; thence Course 4. Southerly along the said last described Easterly line, a distance of 65 feet, more or less, to the intersection with the Southerly line of said last described Parcel 13; thence Course 5. Westerly along the said last described Southerly line, a distance of 5 feet, more or less, to the intersection with the Easterly line of Parcel 12, as shown on Book 0152, Page 06, Block 061, of County of San Bernardino Tax Assessor's Maps, last revised June 7, 2007; thence Course 6. Southerly along the said last described Easterly line, a distance of 67 feet, more or less, to the intersection with the Southerly line of said last described Parcel 12; thence Course 7. Westerly along the said last described Southerly line, a distance of 31 feet, more or less, to the intersection with the Easterly line of Parcel 23, as shown on Book 0152, Page 06, Block 061, of County of San Bernardino Tax Assessor's Maps, last revised June 7, 2007; thence @RSG 36 cnC/20ll-59 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 8. Southerly along the said last described Easterly line and Easterly line of Parcel 24 and its Southerly prolongation, as shown on Book 0152, Page 06, Block 061, of County of San Bernardino Tax Assessor's Maps, last revised June 7,2007, a distance of 157 feet, more or less, to the intersection with the centerline of 35th Street, 82 feet wide; thence Course 9. Easterly along the said last described centerline of 36th Street, a distance of 3 feet, more or less, to the intersection with the Northerly prolongation of the Easterly line of Parcel 1, as shown on Book 0152, Page 08, Block 081, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence Course 10. Southerly along the said last described Northerly prolongation and Easterly line of Parcel 1 and the Easterly line of Parcel 12, as shown on Book 0152, Page 08, Block 081, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004, a distance of 158 feet, more or less, to the intersection with the Northerly line of Parcel 18, as shown on Book 0152, Page 08, Block 081, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence Course 11. Easterly along the said last described Northerly line, a distance of 24 feet, more or less, to the intersection with the Easterly line of said last described Parcel 18; thence Course 12. Southerly along the said last described Easterly line, a distance of 66 feet, more or less, to the intersection with the Northerly line of Parcel 4, as shown on Book 0152, Page 08, Block 081, of County of San Bernardino Tax Assessor's Maps, last revised October 6, ,?004; thence; ~ Course 13. Easterly along the said last described Northerly line, a distance of 126 feet, more or less, to the intersection with the Easterly line of said last described Parcel 4; thence Course 14, Southerly along the said last described Easterly line, a distance of 66 feet, more or less, to the intersection with the Southerly line of said last described Parcel 4; thence; Course 15. Westerly along the said last described Southerly line, a distance of 125 feet, more or less, to the intersection with the Easterly line of Parcel 23, as shown on Book 0152, Page 08, Block 081, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence; Course 16. Southerly along the said last described Easterly line, a distance of 66 feet, more or less, to the intersection with the Northerly line of Parcel 6, as shown on Book 0152, Page 08, Block 081, of County of San Bernardino Tax Assessor's Maps, last revised October 6,2004; thence; Course 17. Easterly along the said last described Northerly line, a distance of 125 feet, more or less, to the intersection with the Easterly line of said last described Parcel 6; thence @RSG 37 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 18. Southerly along the said last described Easterly line, a distance of 66 feet, more or less, to the intersection with the Southerly line of said last described Parcel 6; thence; Course 19. Westerly along the said last described Southerly line, a distance of 140 feet, more or less, to the intersection with the Easterly line of Parcel 11, as shown on Book 0152, Page 08, Block 081, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence; Course 20. Southerly along the said last described Easterly line and the Easterly line of Parcels 29 and 27, as shown on Book 0152, Page 08, Block 081, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004, and the Southerly prolongation of the Easterly line of said last described Parcel 27, and the Easterly line of Parcels 30,25, 17, and 16, as shown on Book 0152, Page 10, Block 103, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004, a distance of 491 feet, more or less, to the intersection with the Northerly line of Parcel 35, as shown on Book 0152, Page 10, Block 103, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence; Course 21. Easterly along the said last described Northerly line, a distance of 12 feet, more or less, to the intersection with the Easterly line of said last described Parcel 35; thence Course 22. Southerly along the said last described Easterly line, a distance of 50 feet, more or less, to the intersection with the Northerly line of Parcel 31, as shown on Book 0152, Page 10, Block 103, of County of San Bernardino Tax Assessor's Maps, last revised October 6,2004; thence Course 23. Westerly along the said last described Northerly line, a distance of 12 feet, more or less, to the intersection with the Westerly line of said last described Parcel 31; thence Course 24. Southerly along the said last described Westerly line, a distance of 50 feet, more or less, to the intersection with the Northerly line of Parcel 23, as shown on Book 0152, Page 10, Block 103, of County of San Bernardino Tax Assessor's Maps, last revised October 6,2004; thence Course 25. Easterly along the said last described Northerly line, a distance of 140 feet, more or less, to the intersection with the Easterly line of said last described Parcel 23; thence Course 26. Southerly along the said last described Easterly line and the Easterly line of Parcel 22, as shown on Book 0152, Page 10, Block 103, of County of San Bernardino Tax Assessor's Maps, last revised October 6,2004, a distance of 100 feet, more or less, to the intersection with the Southerly line of the said last described Parcel 22; thence Course 27. Westerly along the said last described Southerly line, a distance of 140 feet, more or less, to the intersection with the Easterly line of Parcel 15, as shown on Book 0152, Page 10, Block 103, of County of San Bernardino Tax Assessor's Maps, last revised October 6,2004; thence @RSG 38 CDC/2011-59 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 28. Southerly along the said last described Easterly line and the Easterly line of Parcels 14 and 19, as shown on Book 0152, Page 10, Block 103, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004, and the Southerly prolongation of the Easterly line of said last described Parcel 19, and the Easterly line of Parcel 24, as shown on Book 0152, Page 13, Block 133, of County of San Bernardino Tax Assessor's Maps, last revised October 6,2004, a distance of 250 feet, more or less, to the intersection with the Northerly line of Parcel 2, as shown on Book 0152, Page 13, Block 133, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence I Course 29. Easterly along the said last described Northerly line, a distance of 142 feet, more or less, to the intersection with the Easterly line of said last described Parcel 2; thence Course 30. Southerly along the said last described Easterly line, a distance of 50 feet, more or less, to the intersection with the Southerly line of the said last described Parcel 2; thence Course 31. Westerly along the said last described Southerly line, a distance of 142 feet, more or less, to the intersection with the Easterly line of Parcel 22, as shown on Book 0152, Page 13, Block 133, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence Course 32. Southerly along the said last described Easterly line, a distance of 50 feet, more or less, to the intersection with the Southerly line of the said last described Parcel 22; thence Course 33. Westerly along the said last described Southerly line, a distance 'of 6 feet, more or . less, to the intersection with the Easterly line of Parcel 29, as shown on Book 0152, Page 13, Block 133, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence Course 34. Southerly along the said last described Easterly line, a distance of 100 feet, more or less, to the intersection with the Northerly line of Parcel 19, as shown on Book 0152, Page 13, Block 133, of County of San Bernardino Tax Assessor's Maps, last revised October 6,2004; thence Course 35. Easterly along the said last described Northerly line, a distance of 6 feet, more or less, to the intersection with the Easterly line of said last described Parcel 19; thence Course 36. Southerly along the said last described Easterly line and Easterly line of Parcels 18, 17, and 16, as shown on Book 0152, Page 13, Block 133, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004, a distance of 200 feet, more or less, to the intersection with the Northerly line of Parcel 15, as shown on Book 0152, Page 13, Block 133, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence Course 37. . Easterly along the said last described Northerly line and Northerly line of Parcel 30, as shown on Book 0152, Page 13, Block 133, of County of San Bernardino Tax Assessor's Maps, @RSG 39 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN last revised October 6, 2004, and the Easterly prolongation of the Easterly line of the said last described Parcel 30, a distance of 168 feet, more or less, to the intersection with the centerline of Stoddard Avenue, 50 feet wide; thence Course 38. Southerly along the said last described centerline, a distance of 192 feet, more or less, to the intersection with the centerline of Marshall Boulevard, 82 feet wide; thence Course 39. Easterly along the said last described centerline, a distance of 162 feet, more or less, to the intersection with the Northerly prolongation of the Easterly line of Parcel 01, as shown on Book 0152, Page 17, Block 171, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence Course 40. Southerly along the said last described Northerly prolongation and the Easterly line of Parcels 1, 22, and 21, as shown on Book 0152, Page 17, Block 171, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004, a distance of 190 feet, more or less, to the intersection with the Southerly line of the said last described Parcel 21; thence Course 41. Westerly along the said last described Southerly line and its Westerly prolongation and along the Southerly line of Parcel 3, as shown on Book 0152, Page 16, Block 163, of County of San Bernardino Tax Assessor's Maps, last revised September 10, 2009, a distance of 332 feet, more or less, to the intersection with the Easterly line of Parcel 19, as shown on Book 0152, Page 16, Block 163, of County of San Bernardino Tax Assessor's Maps, last revised September 10, 2009; thence; Course 42. Southerly along the said last described Easterly line and Easterly line of Parcels 18, 17, 16, 15, 14, 13, 12, and the Southerly prolongation of the Easterly line of said last described Parcel 12, as shown on Book 0152, Page 16, Block 163, of County of San Bernardino Tax Assessor's Maps, last revised September 10, 2009, a distance of 424 feet, more or less, to the intersection with the centerline of 31 st Street, 50 feet wide; thence Course 43. Westerly along the said last described centerline, a distance of 5 feet, more or less, to the intersection with the Northerly prolongation of the Easterly line of Parcel 01, as shown on Book 0152, Page 19, Block 193, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence Course 44. Southerly along the said last described Northerly prolongation and the Easterly line of Parcels 28,22,21,20,27,18, and 29, as shown on Book 0152, Page 19, Block 193, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004, and the Southerly prolongation of the Easterly line of the said last described Parcel 29, a distance of 596 feet, more or less, to the intersection with the centerline of State Highway 30, variable width; thence Course 45. Westerly along the said last described centerline, a distance of 375 feet, more or less, to the intersection with the Southerly prolongation of the Westerly line of Parcel 43, as shown @RSG 40 CDC/2011-59 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN on Book 0152, Page 19, Block 192. of County of San Bernardino Tax Assessor's Maps, last revised October 6. 2004; thence Course 46. Northerly along the said last described Southerly prolongation and the Westerly line of said last described Parcel 43. a distance of 180 feet. more or less. to the intersection with the Southerly line of Parcel 8, as shown on Book 0152, Page 19, Block 192, of County of San Bernardino Tax Assessor's Maps. last revised October 6,2004; thence Course 47. Westerly along the said last described Southerly line. a distance of 60 feet, more or less. to the intersection with the Westerly line of the said last described Parcel 8. as shown on Book 0152. Page 19, Block 192, of County of San Bernardino Tax Assessor's Maps, last revised October 6. 2004; thence Course 48. Northerly along the said last described Westerly line. a distance of 50 feet. more or less. to the intersection with the Northerly line of the said last described Parcel 8; thence Course 49. Easterly along the said last described Northerly line, a distance of 13 feet. more or less. to the intersection with the Westerly line of Parcel 7. as shown on Book 0152. Page 19. Block 192. of County of San Bernardino Tax Assessor's Maps, last revised October 6,2004; thence I I Course 50. Northerly along the said last described Westerly line and Westerly line of Parcel 42. as shown on Book 0152. Page 19, Block 192, of County of San Bernardino Tax Assessor's Maps, last revised October 6. 2004. a distance of 100 feet. more or less. to the i,l)lersection with the Southerly line of Parcel 5. as shown on Book 0152. Page 19. Block 192, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence Course 51. Easterly along the said last described Southerly line. a distance of 8 feet. more or less, to the intersection with the Westerly line of the said last described Parcel 5; thence Course 52. Northerly along the said last described Westerly line and the Westerly line of Parcel 4. as shown on Book 0152, Page 19. Block 193, of County of San Bernardino Tax Assessor's Maps, last revised October 6. 2004. a distance of 50 feet. more or less. to the intersection with the Northerly line of the said last described Parcel 4; thence Course 53. Easterly along the said last described Northerly line. a distance of 7 feet. more or less, to the intersection with the Easterly line of Parcel 22, as shown on Book 0152. Page 19. Block 192. of County of San Bernardino Tax Assessor's Maps, last revised October 6,2004; thence Course 54. Northerly along the said last described Easterly line. a distance of 50 feet. more or less. to the intersection with the Northerly line of said last described Parcel 22; thence @RSG 41 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 55. Westerly along the said last described Northerly line, a distance of 50 feet, more or less, to the intersection with the most Westerly line of Parcel 28, as shown on Book 0152, Page 19, Block 192, of County of San Bernardino Tax Assessor's Maps, last revised October 6,2004; thence Course 56. Northerly along the said last described Westerly line and its Northerly prolongation, a distance of 125 feet, more or less, to the intersection with the centerline of 31st Street, 50 feet wide; thence Course 57. Westerly along the said last described centerline, a distance of 147 feet, more or less, to the intersection with the Southerly prolongation of the Westerly line of Parcel 30, as shown on Book 0152, Page 16, Block 162, of County of San Bernardino Tax Assessor's Maps, last revised September 10, 2009; thence Course 58. Northerly along the said last described Southerly prolongation and the Westerly line of said last described Parcel 30, a distance of 125 feet, more or less, to the intersection with the Northerly line of said last described Parcel 30; thence Course 59. Easterly along the said last described Northerly line, a distance of 197 feet, more or less, to the intersection with the Westerly line of Parcel 14, as shown on Book 0152, Page 16, Block 162, of County of San Bernardino Tax Assessor's Maps, last revised September 10, 2009; thence Course 60. Northerly along the said last described Westerly line and Westerly line of Parcel 13, as shown on Book 0152, Page 16, Block 162, of County of San Bernardino Tax Assessor's Maps, last revised September 10, 2009, a distance of 100 feet, more or less, to the intersection with the Southerly line of Parcel 12, as shown on Book 0152, Page 16, Block 162, of County of San Bernardino Tax Assessor's Maps, last revised September 10, 2009; thence Course 61. Westerly along the said last described Southerly line, a distance of 57 feet, more or less, to the intersection with the Westerly line of said last described Parcel 12; thence Course 62. Northerly along the said last described Westerly line, a distance of 50 feet, more or less, to the intersection with the Northerly line of said last described Parcel 12; thence Course 63. Easterly along the said last described Northerly line, a distance of 17 feet, more or less, to the intersection with the Westerly line of Parcel 28, as shown on Book 0152, Page 16, Block 162, of County of San Bernardino Tax Assessor's Maps, last revised September 10, 2009; thence Course 64. Northerly along the said last described Westerly line, a distance of 167 feet, more or less, to the intersection with the Southerly line of Parcel 27, as shown on Book 0152, Page 16, Block 162, of County of San Bernardino Tax Assessor's Maps, last revised September 10, 2009; thence @RSG 42 CDC/2011-59 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 65. Westerly along the said last described Southerly line and its Westerly prolongation, a distance of 186 feet, more or less, to the intersection with the centerline of Acacia Avenue, 60 feet wide; thence Course 66. Northerly along the said last described centerline, a distance of 13 feet, more or less, to the intersection with the Easterly prolongation of the Southerly line of Parcel 16, as shown on Book 0152, Page 16, Block 162, of County of San Bernardino Tax Assessor's Maps, last revised September 10, 2009; thence Course 67. Westerly along the said last described Easterly prolongation and the Southerly line of said last described Parcel 16, a distance of 130 feet, more or less, to the intersection with the Westerly line of the said last described Parcel 16; thence Course 68. Northerly along the said last described Westerly line, a distance of 60 feet, more or less, to the intersection with the Southerly line of Parcel 3, as shown on Book 0152, Page 16, Block 161, of County of San Bernardino Tax Assessor's Maps, last revised September 10, 2009; thence Course 69.' Westerly along the said last described Southerly line, a distance of 17 feet, more or less, to the intersection with the Westerly line of said last described Parcel 3; thence Course 70. Northerly along the said last described Westerly line and its Northerly prolongation, a distance of 103 feet, more or less, to the intersection with the centerline of Marst;lall Boulevard, 82 feet wide; thence ~. Course 71. Easterly along the said last described centerline, a distance of 148 feet, more or less, to the intersection with the centerline of Acacia Avenue, 60 feet wide; thence Course 72. Northerly along the said last described centerline, a distance of 241 feet, more or less, to the intersection with the Westerly prolongation of the Northerly line of Parcel 38, as shown on Book 0152, Page 13, Block 132, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence Course 73. Easterly along the said last described Westerly prolongation and Northerly line of said last described Parcel 38, a distance of 209 feet,' more or less, to the intersection with the Westerly line of Parcel 25, as shown on Book 0152, Page 13, Block 132, of County of San Bernardino Tax Assessor's Maps, last revised October 6,2004; thence Course 74. Northerly along the said last described Westerly line, a distance of 50 feet, more or less, to the intersection with the Southerly line of Parcel 23, as shown on Book 0152, Page 13, Block 132, of County of San Bernardino Tax Assessor's Maps, last revised October 6,2004; thence @RSG 43 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 75. Westerly along the said last described Southerly line, a distance of 40 feet, more or less, to the intersection with the Westerly line said last described Parcel 23; thence Course 76. Northerly along the said last described Westerly line, a distance of 100 feet, more or less, to the intersection with the Northerly line said last described Parcel 23; thence Course 77. Easterly along the said last described Northerly line, a distance of 57 feet, more or less, to the intersection with the Westerly line of Parcel 8, as shown on Book 0152, Page 13, Block 132, of County of San Bernardino Tax Assessor's Maps, last revised October 6,2004; thence Course 78. Northerly along the said last described Westerly line and Westerly line of Parcel 32, as shown on Book 0152, Page 13, Block 132, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004, a distance of 150 feet, more or less, to the intersection with the Northerly line said last described Parcel 32; thence Course 79. Easterly along the said last described Northerly line, a distance of 63 feet, more or less, to the intersection with the Westerly line of Parcel 34, as shown on Book 0152, Page 13, Block 132, of County of San Bernardino Tax Assessor's Maps, last revised October 6,2004; thence Course 80. Northerly along the said last described Westerly line and its Northerly prolongation, a distance of 125 feet, more or less, to the intersection with the centerline of 33rd Street, 50 feet wide; thence Course 81. Easterly along the said last described centerline, a distance of 33 feet, more or less, to the intersection with the Southerly prolongation of the Westerly line of Parcel 28, as shown on Book 0152, Page 10, Block 102, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence Course 82. Northerly along the said last described Southerly prolongation and the Westerly line of said last described Parcel 28, a distance of 175 feet, more or less, to the intersection with the Southerly line of Parcel 10, as shown on Book 0152, Page 10, Block 102, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence Course 83. Westerly along the said last described Southerly line, a distance of 100 feet, more or less, to the intersection with the Westerly line of said last described Parcel 1 0; thence Course 84. Northerly along the said last described Westerly line and Westerly line of Parcels 25, 8. and 7, as shown on Book 0152, Page 10, Block 102, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004, a distance of 200 feet, more or less, to the intersection with the Southerly line of Parcel 34, as shown on Book 0152, Page 10, Block 102, of County of San Bernardino Tax Assessor's Maps, last revised October 6,2004; thence @RSG 44 CDC/2011-59 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 85. Westerly along the said last described Southerly line, a distance of 94 feet, more or less, to the intersection with the Westerly line of said last described Parcel 34; thence Course 86. Northerly along the said last described Westerly line and Westerly line of Parcel 29, as shown on Book 0152, Page 10, Block 102, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004, a distance of 150 feet, more or less, to the intersection with the Northerly line of said last described Parcel 29; thence Course 87. Easterly along the said last described Northerly line, a distance of 100 feet, more or less, to the intersection with the Westerly line of Parcel 24, as shown on Book 0152, Page 10, Block 102, of County of San Bernardino Tax Assessor's Maps, last revised October 6,2004; thence Course 88. Northerly along the said last described Westerly line and its Northerly prolongation, a distance of 100 feet, more or less, to the intersection with the centerline of 34th Street, 82 feet wide; thence Course 89. Easterly along the said last described centerline line, a distance of 32 feet, more or less, to the intersection with the Southerly prolongation of the Westerly line of Parcel 10, as shown on Book 0152, Page 05, Block 053, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence Course 90. Northerly along the said last described Southerly prolongation and the Westerly line of said last described Parcel 10, a distance of 107 feet, more or less, to the irtersection with the Northerly line of said last described Parcel 1 0; thence Course 91. Easterly along the said last described Northerly line, a distance of 5 feet, more or less, to the intersection with the Westerly line of Parcel 14, as shown on Book 0152, Page 05, Block 053, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence Course 92. Northerly along the said last described Westerly line and Westerly line of Parcel 24, a distance of 140 feet, more or less, to the intersection with the Southerly line of Parcel 22, as shown on Book 0152, Page 05, Block 053, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence Course 93. Westerly along the said last described Southerly line, a distance of 5 feet, more or less, to the intersection with the Westerly line of said last described Parcel 22; thence Course 94. Northerly along the said last described Westerly line, a distance of 132 feet, more or less, to the intersection with the Northerly line of said last described Parcel 22; thence @RSG 45 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 95. Easterly along the said last described Northerly line, a distance of 22 feet, more or less, to the intersection with the Westerly line of ParcelS, as shown on Book 0152, Page 05, Block 053, of County of San Bernardino Tax Assessor's Maps, last revised October 6,2004; thence Course 96. Northerly along the said last described Westerly line and Westerly line of Parcels 4, and 17, a distance of 200 feet, more or less, to the intersection with the Southerly line of Parcel 2, as shown on Book 0152, Page 05, Block 053, of County of San Bernardino Tax Assessor's Maps, last revised October 6, 2004; thence Course 97. Westerly along the said last described Southerly line, a distance of 6 feet, more or less, to the intersection with the Westerly line of said last described Parcel 2; thence Course 98. Northerly along the said last described Westerly line and its Northerly prolongation, a distance of 91 feet, more or less, to the intersection with the centerline of 35th Street, 50 feet wide; thence Course 99. Westerly along the said last described centerline, a distance of 160 feet, more or less, to the intersection with the centerline of Acacia Avenue, 50 feet wide; thence Course 100. Northerly along the said last described centerline of Acacia Avenue, a distance of 598 feet, more or less, to the point of beginning. Total Approximate Acres in Added Area C = 43 Acres Merge Area B Added Area D P.O.B. Beginning at a point at the intersection of the centerline of Garner Avenue, 50 feet wide, and the centerline of Oakwood Drive, 50 feet wide; thence Course 1. Westerly along the said last described centerline of Oakwood Drive, a distance of 270 feet, more or less, to the intersection with the centerline of Colima Road (also shown as Turrill Avenue), 50 feet wide; thence @RSG 46 cnC/20ll-59 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 2. Southerly along the said last described centerline of Colima Road, a distance of 320 feet, more or less, to the intersection with the centerline of Mirada Road, 50 feet wide; thence Course 3. Westerly along the said last described centerline of Mirada Road, a distance of 490 feet, more or less, to the intersection with the Easterly right of way line of Miramonte Drive (also shown as Mt. Vernon Avenue), 82 feet wide, said Easterly right of way line also being along the Existing State College Project Area, as existed on April 27, 1970; thence Course 4. Northerly, Westerly, Northerly along the said last described Existing Project boundary, a distance of 1392 feet, more or less, to the intersection with the centerline of Colima Road (also shown as 29th Street), variable width; thence Course 5. Easterly along the said last described centerline of Colima Road, and its various courses, a distance of 1070 feet, more or less, to the intersection with the centerline of Garner Street, variable width; thence Course 6. Southerly along the said last described centerline of Garner Street (becomes Garner Avenue), a distance of 489 feet, more or less, to the intersection with the point of beginning. Total Approximate Acres in Added Area D = 22 Acres . Merge Area B Added Area E P.O.B. Beginning at a point at the intersection of the centerline of California Avenue, 60 feet wide, and the Westerly prolongation of the Northerly line of a Parcel 4, as shown on Book 0268, Page 11, Block 111, of County of San Bernardino Tax Assessor's Maps, last revised August 6, 2007, said Westerly prolongation also being the Southerly right of way line of Unnamed Alley, 20 feet wide, said intersection also being along the Existing Northwest Project Area, as existed on July 6, 1982; thence Course 1. Easter"ly, Southeasterly, Northeasterly, Southeasterly, Southwesterly, Southeasterly, Southerly, Easterly, Southerly, Westerly, Southeasterly, Southerly, Easterly, and Southerly along the said last described Existing Project boundary, and its various courses, a distance of 4350 feet, @RSG 47 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN more or less, to the intersection with the Westerly right of way line of State Highway 3D, variable width; thence Course 2. Southwesterly along the said last described Westerly right of way line, a distance of 1790 feet, more or less, to the intersection with the Westerly prolongation of the Northerly line of Parcel 8, as shown on Book 0268, Page 45, Block 453, of County of San Bernardino Tax Assessor's Maps, last revised February 4, 2005; thence Course 3. Easterly along the said last described Westerly prolongation and Northerly line of Parcel 8 and Northerly line of Parcel 2, as shown on Book 0268, Page 45, Block 453, of County of San Bernardino Tax Assessor's Maps, last revised February 4, 2005, a distance of 879 feet, more or less, to the intersection with the Westerly right of way line of Medical Center Drive, 82 feet wide, said intersection also being along the said last described Existing Project boundary; thence Course 4. Southerly, Westerly, Northerly, Westerly along the said last described Existing Project boundary, and its various courses, a distance of 2669 feet, more or less, to the intersection with the Southerly prolongation of the Westerly line of Parcel 14, as shown on Book 0268, Page 48, Block 482, of County of San Bernardino Tax Assessor's Maps, last revised February 11, 2009; thence Course 5. Northerly along the said last described Southerly prolongation and the Westerly line of said last described Parcel 14 and Westerly line of Parcels 4, 3, 2, 1, as shown on Book 0268, Page 48, Block 482, of County of San Bernardino Tax Assessor's Maps, last revised February 11, 2009 and Westerly line of Parcels 26,25,24,23,22,21,20, 19, 18, 17, 16. 15, and 14, and the Northerly prolongation of the Westerly line of said Parcel 14, as shown on Book 0268, Page 42, Block 422, of County of San Bernardino Tax Assessor's Maps, last revised October 12, 2005, a distance of 1298 feet, more or less, to the intersection with the centerline of 27th Street, 60 feet wide; thence Course 6. Westerly along the said last described centerline of 27th Street, a distance of 853 feet, more or less, to the intersection with the centerline of California Avenue, 60 feet wide, said intersection also being along the City boundary of San Bernardino, as existed on February 11, 2010; thence Course 7. Northerly, Westerly, Northerly, Easterly, Northerly, Westerly, Northerly, Easterly, and Northerly along the said last described City boundary, and its various courses, a distance of 4750 feet, more or less, to the point of beginning. Total Approximate Acres in Added Area E = 195 Acres @RSG 48 CDC/2011-59 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Merge Area B Added Area F P.O.B. Beginning at a point at the intersection of the Easterly right of way line of Western Avenue, 60 feet wide, and the Southerly right of way line of Highland Avenue, 60 feet wide; thence Course 1. Easterly along the said last described Southerly right of way line, a distance of 500 feet, more or less, to the intersection with the Northerly prolongation of the Easterly line of Parcel 1 , as shown on Book 0143, Page 2, Block 022, of County of San Bernardino Tax Assessor's Maps, last revised June 7, 2005, said prolongation also being along the Existing Northwest Project Area, as existed on July 6, 1982; thence Course 2. Southerly, Easterly, and Southerly along the said last described Existing Project boundary, and its various courses, a distance of 655 feet, more or less, to the intersection with the Northerly right of way line of 21st Street, 80 feet wide; thence (Course 2 follows Existing Northwest Project Area boundary from 1982, which includes the boundary running through Parcel 30, as shown on Book 0143, Page 2, Block 022, of County of San Bernardino Tax Assessor's Maps, last revised June 7, 2005) ";' Course 3. Continuing Southerly along the Easterly right of way line of Herrington Avenue, 80 feet wide, a distance of 700 feet, more or less, to its intersection with the Southerly right of way line of Goodlet Street, 80 feet wide; thence Course 4. Westerly along the said last described Southerly right of way line, a distance of 2080 feet, more or less, to the intersection with the Easterly line of Medical Center Drive, 82 feet wide; thence Course 5. Northerly along the said last described Easterly right of way line, a distance of 398 feet, more or less, to the intersection the Existing Northwest Project Area, as existed on July 6, 1982; thence Course 6. Continuing Northerly, Easterly, Northerly, Easterly, Northerly, Easterly, Northerly, Westerly, and Northerly along the said last described Existing Project boundary, and its various courses, a distance ot 2305 feet, more or less, to the point of beginning. @RSG 49 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Total Approximate Acres in Added Area F = 42 Acres Merge Area B Added Area G P.O.B. Beginning at a point at the intersection of the Easterly right of way line in State Highway 15, variable width, and the Southerly right of way line of Highland Avenue, 60 feet wide; thence Course 1. Easterly along the said last described Southerly right of way line, a distance of 1360 feet, more or less, to the intersection with the centerline of I Street, variable width; thence Course 2. Southerly along the said last described centerline, a distance of 1993 feet, more or less, to the intersection with the Easterly prolongation of the most Southerly line of Parcel 6, as shown on Book 0144, Page 10, Block 101, of County of San Bernardino Tax Assessor's Maps, last revised June 9, 2009; thence Course 3. Westerly along the said last described Easterly prolongation and Southerly line of said last described Parcel 6, a distance of 310 feet, more or less, to the intersection with the Easterly right of way line of State Highway 15; thence Course 4. Northwesterly and Northerly along the said last described Easterly right of way line, a distance of 2450 feet, more or less, to the point of beginning. Total Approximate Acres in Added Area G = 51 Acres Merge Area B Added Area H P.O.B. @RSG 50 CDC/2011-59 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Beginning at a point at the intersection of the Easterly right of way line in State Highway 215, variable width, and the Northerly right of way line of 21st Street, 60 feet wide, said intersection also being along the Existing Uptown Project Area, as existed on June 16, 1986; thence Course 1. Easterly, Northerly, Easterly, Southerly, Easterly, and Southerly along the said last described Existing Project boundary, a distance of 2643 feet, more or less, to the intersection with the Northerly right of way of 21 st Street, 50 feet wide; thence Course 2. Westerly along the said last described Northerly right of way of 21st Street, a distance of 1190 feet, more or less, to the intersection with the Westerly right of way of G Street, 60 feet wide; thence Course 3. Southerly along the said last described Westerly right of way of G Street, a distance of 538 feet, more or less, to the intersection with the Northerly right of way of Campus Way, 60 feet wide; thence Course 4. Westerly along the said last described Northerly right of way of Campus Way, a distance of 1120 feet, more or less, to the intersection with the Easterly right of way line of State Highway 215, variable width; thence ~ Course 5. Northerly along the said last described Easterly right of way line, a distance of 709 feet, more or less, to the point of beginning. Total Approximate Acres in Added Area H = 25 Acres Merge Area B Added Area I P.O.B. Beginning at a point at the intersection of the Southerly prolongation of the Easterly line of Parcel 2, as shown on Book 0144, Page 09, Block 091, of County of San Bernardino Tax Assessor's Maps, last revised June 9, 2009, and the centerline of 17th Street, 30 feet wide; thence @RSG 51 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 1. Easterly along the said last described centerline of 17th Street, a distance of 460 feet, more or less, to the intersection with the Westerly right of way of J Street, 50 feet wide; thence Course 2. Southerly along the said last described Westerly right of way of J Street, a distance of 650 feet, more or less, to the intersection with the centerline of 16th Street, 60 feet wide; thence Course 3. Westerly along the said last described centerline of 16th Street, a distance of 902 feet, more or less, to the intersection with the Westerly right of way line of Massachusetts Avenue, 50 feet wide; thence Course 4. Southerly along the said last described Westerly right of way line of Massachusetts Avenue, a distance of 995 feet, more or less, to the intersection with the centerline of Magnolia Avenue, 60 feet wide; thence Course 5. Westerly along the said last described centerline of Magnolia Avenue, a distance of 590 feet, more or less, to the intersection with the Northerly prolongation of the Easterly line of Parcel 4, as shown on Book 0144, Page 17, Block 172, of County of San Bernardino Tax Assessor's Maps, last revised April 28, 2009; thence Course 6. Southerly along the said last described Northerly prolongation and the Easterly line of said Parcel 3 and Easterly line of Parcel 28, as shown on Book 0144, Page 17, Block 172, of County of San Bernardino Tax Assessor's Maps, last revised April 28, 2009, a distance of 300 feet, more or less, to the intersection with the Northerly right of way of 14th Street, 60 feet wide; thence Course 7. Westerly along the said last described Northerly right of way of 14th Street, a distance of 463 feet, more or less, to the intersection with the Westerly right of way of Garner Avenue, 70 feet wide; thence Course 8. Southerly along the said last described Westerly right of way of Garner Avenue, a distance of 600 feet, more or less, to the intersection with the Northerly line of Parcel 10, as shown on Book 0144, Page 19, Block 191, of County of San Bernardino Tax Assessor's Maps, last revised April 28, 2009; thence Course 9. Westerly along the said last described Northerly line of said Parcel 10 and Northerly line of Parcels 41, as shown on Book 0144, Page 19, Block 191, of County of San Bernardino Tax Assessor's Maps, last revised April 28, 2009, and its Westerly prolongation, a distance of 465 feet, more or less, to the intersection with the Westerly right of way of Turrill Avenue, 60 feet wide; thence @RSG 52 cnC/20ll-59 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 10. Southerly along the said last described Westerly right of way of Turrill Avenue, a distance of 475 feet, more or less, to the intersection with the centerline of Reece Street, 50 feet wide; thence Course 11. Easterly along the said last described centerline of Reece Street, a distance of 500 feet, more or less, to the intersection with the Northerly line of Parcel 34, as shown on Book 0144, Page 20, Block 201, of County of San Bernardino Tax Assessor's Maps, last revised September 2, 2010; thence Course 12. Continuing Easterly along the said last described Northerly line of said Parcel 34 and Northerly line of Parcels 22, as shown on Book 0144, Page 20, Block 201, of County of San Bernardino Tax Assessor's Maps, last revised September 2, 2010, a distance of 361 feet, more or less, to the intersection with the Westerly right of way line of Davidson Street, 50 feet wide; thence Course 13. Southerly along the said last described Westerly right of way line of Davidson Street, a distance of 100 feet, more or less, to the intersection with the Southerly line of Parcel 23, as shown on Book 0144, Page 20, Block 201, of County of San Bernardino Tax Assessor's Maps, last revised June 9, 2009, said intersection also being along the Existing Northwest Project Area, as existed on July 6, 1982; thence Course 14. Westerly, Southerly, Westerly, Northerly, Easterly, Northerly, Westerly, Northerly, Westerly, Northerly, Easterly, Northerly, Easterly, Northerly, Westerly, Northerly, Easterly, Northerly, Westerly, Northerly, Easterly, Northerly, Easterly, and Northeasterly, along the said last described Existing Northwest Project Area, a distance of 6920 feet, more or less, to the if1tersection with the Northwesterly prolongation of the Northerly line of Parcel 36, as shown on Book 0144, Page 06, Block 061, of County of San Bernardino Tax Assessor's Maps, last revised June 9, 2009; thence Course 15. Southeasterly along the said last described Northwesterly prolongation and Northerly line of said last described Parcel 36, a distance of 125 feet, more or less, to the intersection with the most Westerly line of Parcel 10, as shown on Book 0144, Page 09, Block 091, of County of San Bernardino Tax Assessor's Maps, last revised June 9, 2009; thence Course 16. Southerly along the said last described Westerly line of said last described Parcel 10, a distance of 323 feet, more or less, to the intersection with the Northerly line of Parcel 9, as shown on Book 0144, Page 09, Block 091, of County of San Bernardino Tax Assessor's Maps, last revised June 9, 2009; thence . Course 17. Easterly along the said last described Northerly line of said last described Parcel 9, a distance of 150 feet, more or less, to the intersection with the Easterly line of said last described Parcel 9; thence Course 18. Southerly along the said last described Easterly line of said last described Parcel 9 and Easterly" line of Parcels 8 and 6, as shown on Book 0144, Page 09, Block 091, of County of @RSG 53 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN San Bernardino Tax Assessor's Maps, last revised June 9, 2009, a distance of 150 feet, more or less, to the intersection with the Northerly line of Parcel 5, as shown on Book 0144, Page 09, Block 091. of County of San Bernardino Tax Assessor's Maps. last revised June 9, 2009; thence Course 19. Easterly along the said last described Northerly line of said last described Parcel 5, a distance of 250 feet, more or less. to the intersection with the Easterly line of said last described Parcel 5; thence Course 20. Southerly along the said last described Easterly line of said last described Parcel 5 and Easterly line of Parcels 11 and 2. as shown on Book 0144. Page 09, Block 091. of County of San Bernardino Tax Assessor's Maps, last revised June 9. 2009, and the Southerly prolongation of the Easterly line of said last described Parcel 2. a distance of 265 feet. more or less. to the point of beginning. Total Approximate Acres in Added Area I = 103 Acres Merge Area B Added Area J P.O.B. Beginning at a point at the Northeast corner of the Parcel 26, as shown on Book 0142, Page 52, Block 522, of County of San Bernardino Tax Assessor's Maps, last revised October 12, 2005, said intersection also being along the Existing Mt. Vernon Project Area. as existed on June 25. 1990; thence Course 1. Southerly, Westerly, Northerly, Westerly. and Northerly along the said last described Existing Project boundary, a distance of 1891 feet. more or less, to the intersection the Northwest corner of Parcel 9, as shown on Book 0142, Page 49, Block 491, of County of San Bernardino Tax Assessor's Maps, last revised September 13, 2004; thence Course 2. Easterly along the Northerly line of said last described Parcel 9 and Northerly line of Parcels 8. 7. 6, 5. 4, 3, 2, and 1. as shown on Book 0142, Page 49. Block 491, of County of San Bernardino Tax Assessor's Maps, last revised September 13, 2004, and Easterly prolongation of said last described Northerly line of Parcel 1 , a distance of 693 feet. more or less, to the intersection the Northwest corner of Parcel 17. as shown on Book 0142. Page 52. Block 522, of County of San Bernardino Tax Assessor's Maps, last revised October 12, 2005; thence @RSG 54 CDC/2011-59 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 3. Continuing Easterly along the Northerly line of said last described Parcel 17 and Northerly line of Parcels 16,15,14,13,41,42,25, and 26, as shown on Book 0142, Page 52, Block 522, of County of San Bernardino Tax Assessor's Maps, last revised October 12, 2005, a distance of 498 feet, more or less, to the point of beginning. Total Approximate Acres in Added Area J = 9 Acres Merge Area B Added Area K P.O.B. Beginning at a point at the intersection of the centerline of 7th Street, 82 feet wide, and the Easterly right of way of Cabrera Avenue, 40 feet wide; thence Course 1. Southerly along the said last described Easterly right of way of Cabrera Avenue, a distance of 708 feet, more or less, to the intersection with the Southerly right 0f way of 6th Street, 60 feet wide; thence Course 2. Easterly along the said last described Southerly right of way of 6th Street, a distance of 198 feet, more or less, to the intersection with the centerline of Cabrera Avenue, 40 feet wide; thence Course 3. Southerly along the said last described centerline of Cabrera Avenue, a distance of 613 feet, more or less, to the intersection with the Northerly right of way line of 5th Street, 82 feet wide; thence Course 4. Westerly along the said last described Northerly right of way line of 5th Street, a distance of 669 feet, more or less, to the intersection with the Easterly right of way line of Tiajuna Avenue, 40 feet wide, said intersection also being along the Existing Mt. Vernon Project Area, as existed on June 25, 1990; thence Course 5. Continuing Westerly along the said last described Existing Project boundary, a distance of 329 feet, more or less, to the intersection with the centerline of Medical Center Drive, 82 feet wide; thence @RSG 55 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Course 6. Northerly along the said last described centerline of Medical Center Drive, a distance of 610 feet, more or less, to the intersection with the centerline of 6th Street, 60 feet wide; thence Course 7. Westerly along the said last described centerline of 6th Street, and its various courses, a distance of 930 feet, more or less, to the intersection with the centerline of Gardena Street. 50 feet wide; thence Course 8. Southerly along the said last described centerline .of Gardena Street, a distance of 636 feet, more or less, to the intersection with the Northerly right of way line of 5th Street, 82 feet wide, said intersection also being along the Existing Mt. Vernon Project Area, as existed on June 25, 1990; thence Course 9. Westerly, Northerly, Westerly, Northerly, along the said last described Existing Project boundary, a distance of 1242 feet, more or less, to the intersection with the Southerly right of way line of 6th Street, said intersection also being at the Northwest corner of the Parcel 17, as shown on Book 0138, Page 08, Block 081, of County of San Bernardino Tax Assessor's Maps, last revised December 7,2004; thence Course 10. Easterly along the said last described Southerly right of way line of 6th Street, a distance of 10 feet, more or less, to the intersection with the Easterly right of way line of Garcia Street, 40 feet wide; thence Course 11. Northerly along the said last described Easterly right of way line of Garcia Street, a distance of 708 feet, more or less, to the intersection with the centerline of 7th Street, 82 feet wide; thence Course 12. Easterly along the said last described centerline of 7th Street, a distance of 1613 feet, more or less, to the intersection with the Easterly right of way line of Medical Center Drive, 82 feet wide; thence Course 13. Southerly along the said last described Easterly right of way line of Medical Center Drive, a distance of 678 feet, more or less, to the intersection with the Northerly right of way line of 6th Street, variable width; thence Course 14. Easterly along the said last described Northerly right of way line of 6th Street, a distance of 628 feet, more or less, to the intersection with the Westerly line of Parcel 25, as shown on Book 0138, Page 03, Block 032, of County of San Bernardino Tax Assessor's Maps, last revised December 7, 2004; thence Course 15. Northerly along the said last described Westerly line of said last described Parcel 25 and Westerly line of Parcels 23, 22, 21, 20, 19, 18, 17, 16, 27, and 28, as shown on Book 0138, @RSG 56 CDC/2011-59 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Page 03, Block 032, of County of San Bernardino Tax Assessor's Maps, last revised December 7, 2004, and Northerly prolongation of said last described Westerly line of Parcel 28, a distance of 644 feet, more or less, to the intersection with the centerline of 7th Street, 82 feet wide; thence Course 16. Easterly along the said last described centerline of 7th Street, a distance of 123 feet, more or less, to the point of beginning. Except there from the Merge Area B Added Area K P.O.B. (Exception) Beginning at a point at the intersection of the Westerly right of way line of Ramona Avenue, 40 feet wide, and the Northerly right of way line of 6th Street, 60 feet wide; thence Course A. Easterly along the said last described Northerly right of way line of 6th Street, a distance of 200 feet, more or less, to the intersection with the Easterly right of way of line of Cabrera, 40 feet wide; thence . i Course B. Southerly along the said last described Easterly right of way oj-line of Cabrera, a distance of 60 feet, more or less, to the intersection with the Southerly right of way line of 6th Street, 60 feet wide; thence Course C. Westerly along the said last described Southerly right of way line of 6th Street, a distance of 160 feet, more or less, to the intersection with the Easterly right of way line of Ramona Avenue, 40 feet wide; thence Course D. Southerly along the said last described Easterly right of way line of Ramona Avenue, a distance of 608 feet, more or less, to the intersection with the Northerly right of way line of 5th Street, 82 feet wide; thence Course E. Westerly along the said last described Northerly right of way line of 5th Street, a distance of 40 feet, more or less, to the intersection with the Westerly right of way line of Ramona Avenue, 40 feet wide; thence Course F. Northerly along the said last described the Westerly right of way line of Ramona Avenue, a distance of 668 feet, more or less, to the point of beginning. @RSG 57 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Approximate Acres in Exception to the Merge Area B Added Area K = .83 Acres Total Approximate Acres in Added Area K = 49 Acres (Exception Acres Removed) Merge Area B Added Area L P.O.B. Beginning at a point at the intersection of the Northerly prolongation of the Westerly line of Parcel 2, as shown on Book 0140, Page 15, Block 152, of County of San Bernardino Tax Assessor's Maps, last revised April 16, 2009, and the centerline of 10th Street, 82 feet wide; thence Course 1. Easterly along the said last described centerline of 10th Street, a distance of 1186 feet, more or less, to the intersection with the centerline of Mountain View Avenue, 82 feet wide; thence Course 2. Southerly along the said last described centerline of Mountain View Avenue, a distance of 1018 feet, more or less, to the intersection with the Easterly prolongation of the Southerly line of Parcel 14, as shown on Book 0140, Page 22, Block 221, of County of San Bernardino Tax Assessor's Maps, last revised April 16, 2009; thence Course 3. Westerly along the said last described Easterly prolongation of the Southerly line of Parcel 14 and Southerly line of Parcels 7, and 39, as shown on Book 0140, Page 22, Block 221, of County of San Bernardino Tax Assessor's Maps, last revised April 16, 2009, a distance of 354 feet, more or less, to its intersection with the Southwest corner of said last described Parcel 39, said intersection also being along the Existing Uptown Project Area, as existed on June 16, 1986; thence Course 4. Northerly, Westerly, Northerly, Westerly, and Northerly along the said last described Existing Uptown Project Area, a distance of 1853 feet, more or less, to the point of beginning. Total Approximate Acres in Added Area L = 21 Acres @RSG 58 CDC/2011-59 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Merge Area B Added Area M P.O.B. Beginning at a point at the intersection of the Southerly right of way of Poplar Street, 60 feet wide, and the Easterly line of Parcel 4, as shown on Book 0137, Page 13, Block 134, of County of San Bernardino Tax Assessor's Maps, last revised February 4,2005; thence Course 1. Southerly along the said last described Easterly line of said last described Parcel 4 and Easterly line of Parcels 8, 9, and 1, as shown on Book 0137, Page 13, Block 134, of County of San Bernardino Tax Assessor's Maps, last revised February 4, 2005, a distance of 257 feet, rnore or less, to the intersection with the Northerly line of Parcel 61, as shown on Book 0137, Page 16, Block 161, of County of San Bernardino Tax Assessor's Maps, last revised January 14, 2009; thence Course 2. Easterly along the said last described Northerly line of said last described Parcel 61 and Northerly line of Parcels 60, 59, and 58, as shown on Book 0137, Page 16, Block 161, of County of San Bernardino Tax Assessor's Maps, last revised January 14, 2009, and the Easterly prolongation of the Northerly line of said last described Parcel 58, a distance of 250 feet, more or less, to the intersection with the Westerly right of way of Eureka Avenue, variable width; thence Course 3. Southerly along the said last described Westerly right of way ot"Eureka Street, and its various courses, a distance of 725 feet, more or less, to the intersection with the Southerly right of way of Mill Street, 82 feet wide; thence Course 4. Westerly along the said last described Southerly right of way of Mill Street, a distance of 685 feet, more or less, to the intersection with the Southerly prolongation of the Westerly line of Parcel 11, as shown on Book 0137, Page 16, Block 161, of County of San Bernardino Tax Assessor's Maps, last revised January 14, 2009, said intersection also being along the Existing Mt. Vernon Project Area, as existed on June 25, 1990; thence Course 5. Northerly, Easterly, Northerly, Easterly, Northerly, Westerly, Northerly, Easterly, and Northerly along the said last described Existing Mt. Vemon Project Area, a distance of 1495 feet, more or less, to the intersection with the centerline of Polar Street, 60 feet wide; thence Course 6. Easterly along the said last described centerline, a distance of 460 feet, more or less, to the point of beginning. Total Approximate Acres in Added Area M = 9 Acres @RSG 59 - CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Merge Area B Added Area N P.O.B. Beginning at a point at the intersection of the centerline of 28th Street, 50 feet wide, and the centerline of Davidson Street, 60 feet wide; thence Course 1. Southerly along the said last described centerline of Davidson Street, and its various courses, a distance of 1542 feet, more or less, to the intersection with the centerline of 24th Street, 50 feet wide; thence Course 2. Westerly along the said last described centerline of 24th Street, a distance of 513 feet, more or less, to the intersection with the Northerly prolongation of the Easterly line of Parcel 29, as shown on Book 0148, Page 20, Block 202, of County of San Bernardino Tax Assessor's Maps, last revised June 7, 2005; thence Course 3. Southerly along the said last described Northerly prolongation and Easterly line of Parcel 29 and Easterly line of Parcel 10, as shown on Book 0148, Page 20, Block 202, of County of San Bernardino Tax Assessor's Maps, last revised June 7, 2005, and the Southerly prolongation of the Easterly line of said Parcel 10, a distance of 330 feet, more or less, to the intersection with the centerline of 23rd Street, 50 feet wide; thence Course 4. Westerly along the said last described centerline of 23rd Street, and its various courses along a concave curve, a distance of 544 feet, more or less, to the intersection with the Easterly right of way line of Miramonte Drive (also shown as Mt. Vernon Avenue), 82 feet wide, said Easterly right of way line also being along the Existing State College Project Area, as existed on April 27, 1970; thence Course 5. Northerly along the said last described Existing Project boundary, a distance of 1761 feet, more or less, to the intersection with the centerline of 28th Street, 50 feet wide; thence Course 6. Easterly along the said last described centerline of 28th Street, a distance of 1036 feet, more or less, to the point of beginning. Total Approximate Acres in Added Area N = 41 Acres @RSG 60 CDC/2011-59 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Tetal Appreximate Acres in Preject Area = 627 Acres Fer assessment purpeses .only. The descriptien of land may net be used as a basis fer an .offer fer sale .of the land described. Bearing and distances derived from assesser's pages and GIS base map with .out the benefit .of survey and are censidered appreximatiens. .i ~ @RSG 61 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN The boundary description of the State College Project Area is as follows: . SECTION A;' OESCRIPTIONS OF PROJECT AREA , . I.,' Boundaries.of proj'ettArea . - '- ~.,.::" PARCEll: .' ': . ,'." ,.. .., ," ". . ".' . '. . . :.. . All that rea:F p~iibertYlntheCity of San Bernardfno. County of Sa~" Berriardino;' Stll-te, of California. 'described as:. ':'..',' .. : .' ".' : .:.; .' '. ~ ~ ' '. . . . . .... . '. , . " . , : .. .' - -...... .~ ~'" '. " . '., '.- . . . .: '. . ., Those portions,of.Sectic\ns '18. 19.20 and 29; ,Township 1 'North,: P.an'gc,' .4 Hest andSection.13,'Township 1 Ncirth; Riinlle5Westasthel.ines '.' of the.' Government Sum;y may "be.' E!~tended'across :the : Rancho: 'r"uscup1 abe: .. . per plat ri!corded:ln'Book.7,'page.23 of Maps in the'Office'of the'Re- . ,. corder of ;saldCounty .and ..those .portions' of the'various.siJbdivisions .' 'lyin9wlthin said. Sections . desc.rHied as '.fol.l()\~s: .'.:>' '.' '. .: . . . . .' -.'~: ',', -:";/;:/f"..:..:' '~:.~ . > ..... ...._ -; . .... .' -' . . ,;:.' -:'_ .~ ". >:>.. .....'. ".,,:".- ;. . BegInning at 'the:,fntersectiori,<if the,Southi~esterly .1ine Of Cajon.. Boule~ard :l'Ilth thE! Sout~.I'!~steflY', p.rqlongation: or-.:theNortli~:esterly " . . '. 1 ine' o,f. that 'certain .'prooerty'conveYed ',to. the. San 8ernardino County .. ,.Flood ,COntrol DJstHctby.d~drecorded'July:27;'.1948 in Sook2268.".,' ..'. page 146" Pff.l~ia1.'.l!ecords.ofsaid County;. thenc~,,~ort~eiisterl'yaloh9 . .', 'said.prolongation' and alon9'said Northwesterly. ,1 lne. to the Hesterly. ',', prolongationof,(~hat 'ce'rtairi Hne on' the Easterlybouridary of:said' . . property ,recited- in' said, 'deed as :North 65002' 52'~West ;.64 ;83 .feet:'; . '., thence SOlltheasterl.v'a loog said' orolilOgation. and,a long .said .'1 i no: to . the Northwes.terly .1ineof;t,hat<:er'tain pro~er(y described ,as"'~earcel.. No.' 3" in.deedtosai~,nood Control'.Distrlct recorded July, 27;' 1948' . in .B.ook. 2268, page :142. -.OfficiaLRecords: of.saic!'Cciunty; tnence.North-' easterly along said North~/es1:erly'lirieto the.Ndrthllasterly:'1!ne'of.' . . Iriterstate.High"/ay NO",15(U.S.No 395); thenceSouthea~terly:alQn9 .' ,. . said' NortlieasterlY line ,to the 11esterlyl ine 'of. StiiteStreet; :t~i:m~e . Southl'lesterly 'to. the .1,ntersectl qn. of said WesterlY:) l~e.: or, Stare S.treet. with 'the S!lutlil~esterly tine of..s~id Interstate Hi9h\ia~vNo>.Jkthen~e. . Southeasterly along.sald:South~lesterly'llne and 'along .the;future ',,' Westerly. 1 lne:' of saId IIlghwaypertlnent to.. the proposed In.terstate . . HIghway 110'::, 15 and. Route No.. 30 ,Interchange to. s.afd'South'1este,rlyl lne of .Cajon aouleliard; ,thence' Northwesterly along, saiq'SouttiweSterly"Une" <~the;rcifnf.of~~9i~".i;09.,":' " ..... :':. .:~':";~:" ;,,"" .. ...: PARCEL:':2:.' , '. '.,., ,'.... . , :~ -: '~.' '. . . . . . . . .' . ; ;. ." ': . "'. ..',' ,..'. :..' .' d "'.":' " : ;. . -... . '.. ...-.... ,:, ~ '.. . '.' ; :. .' .' A11';that real property:in ,~heCityof. 'San Berriar<i,lho';' County 'of' Sa,n, Bernardino;:Stateo.f California, des'cribed.as:' ..: .... '.:'.. ':.... : .>- '.>', ".' ::"'.:_:::." .~:~:'- .' . .>;' -: .:, '.-- ": <'.' .... '-."" "':::.: ::;. ,.. .~.,:. .:"-..:,,: ., ": . Those'port~ onsof.:Sectj DOS ~. 8;9.,16; '.17 ; :18; .19; ?Oarid ,29, "\. . Township"lNorth;'.Range' 4West'as'. the::' li1es'Qf the,Governmenf su~\iey.:, ~y. ~,e~t~~~~d;a~ross:theRancho Museu'pi abe:~~r,p~~t:r~~citde,d.lri..;B.OOk. . ,... .,. ... .. . . . ,. .'.. ~:: :<,' '.... .. . . .. ...~ " '.. @RSG 62 cnC/ZOll-59 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED. AMENDED. AND RESTATED REDEVELOPMENT PLAN . ,"." . : ." 7, . Da'ge 23 of Haps in the Office of. the Recorder oUsaid County' and 'those porti0ns of the var.ious subdivisions lying within said Sections, and that portion of Block 83 of the Rancho San Bernardino per plat . recorded in Book 7, .page 2 of r~ps'in the Office of the Record~r,of' 'said.County,'described as..follow5'. '. " . '. . , . - '. ..' '. Beginnin'g 'at the Intersection of the' East lineaf' \oIestern . . Avenue, 30:QOfeet wide, with the.Northline of.Highland~venue;': thence Northerly along. said East line and. its Northerly.prqlongation" to the South.,esterly.line of Cajon Boulevard; . thence Northwesterly' along silid'Southwesterly line to. the future Westerly line of Interstate . Highway No. 15:'(U,S. No. 395) pertinent to the proposed Interstate' ',":" .... . Highway,r,o. ,15" and Route /l0.30'lnterchange;" thence' North~lesterlyalong said Westerly .line,and along, the Southwesterly ..line. of said interstate. . Highway No: . 15' to the \'lesterly 1 ine. of State Street; ,thence ~Iortheasterly to the .intersection of said l{esterlyUnewith'.the'Northeasterly.line .'..... of said.lnterstat'e Highway No. 15; thence Northerly'illmig said Westerly . line of State Street to theSouthwesterTy line'of NorthparkBoulevard;"'. ,thence Northwesterly: a 10n'g . the Southi~esterlY ,I ine of, sa ill Northpark. ' '.' .: Boulevard to' the'intersectlonof ,the . SouthwesterlY: line"of florthparlc ,Boule- vard !and the. ~lesterlyprolongation: of theSoiJther:IY . line 'of. ttie(p'roperty .' . conveyed. to; the. San' Bernardino County Flood Cohtrol/ Djstri c(by deed : : recorded in BOOK 4671,' page 364; Official Records of 'said CoUnty;:' . thence' EasterlY' along said Drolongation and 'along.saidSoutherly line .' . to.the Northerly line of .trle'. property conveyed to ,the State of. California by'deed'recorded:'in.July 43,'1964, in Book'619S,. page 946;Official'" .Records of. sajdCo'unty; t~ence:Easterly alonq s^id'NortherlyJiAe.to ,:. the Easterly.terminus of that ,certain' course shown as. .~Ndrth'8goS0 '20" : East '38L3Z. feet':on Record. of. Survey recorded' in Book' 21',. pages 98 and. ~9.of Records of Surveys :,inthe. Office. of" the Recorder' 'ot.' said County;" . 'thence leaving said Northerly line of the State property,'.,.Easierly,)n . . a strai9ht line, to Statior tl.Zg .in the. Northerl,y"boundar'y.~f'said Rancho' . Muscupiabe; thence Sou~heasterly along said Ilortherly boundary'to the" ' Easterly line of that certain property conveyed. to'said Flood Control District as "Parcel Nb. 4".by deed recorded Apri1:23;'1940,in Book 1415, page 37, Offlcial.Records of said County; thence S~utherly along said, Easterly line to, the.So.uth.line of said Flood ContinI Dlstrict'Property; '. . thence Westerly along said South. line to. a line oarallel ~ith and dis- ,,' , t~nt: 44;00 (eet~Easterly; measuredatri9htangles, fror.i:the 'NO'rtlie-rly :.' prolongation"of the 'centerline'of tlountain'Avenue;:thence .Souihei'Valo'jiil" , :'. . ',-. '.' ... . . ;. ~':." . - , ," .:.::,. - . .' . ...--; ....: -, . .': ',", . .' , . I.' '. ~:. ..' @RSG 63 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN " . '~ald parall~i line to the South line Of' Hill Orlve.,then~~ Westerly. 'along sald:South.lineto the East line of Western Avenue as'shown on map of Tract No. ..1748 recorded'in Book'.25. page 59 of :iapsin the.' . Office of the~Recorder'of..said County.. thence Southerly along. said.. East line to the centerline of Forty-second Street;.:thence Wes(along. ..' saidc.enterllne'20.00'feet to. the East..llne of said Section"17..thence . Southerly along said East line .to the Southltesterly,: Daundary.of Tract. '" .No. 3177 per!"ap recorded in Book 45; paRes 5g'and'60 of liaps'inthe' Office of. the. Recorder af.said'County; thence NorthioRsterlyalong'.said. Southwesterly boundary ta the Easter.ly 1 ine 'of Morgan 'Road;.thl!nce', .. Southerly along said Easterly line and aloM.the Easterly line.af ..' " Little Mauntain Drive.' (Mt. Vernon Extension) 'to' the.future'Northerly . line .of Roilte No; 30; .thence'Easterly along said Nartherly line.ta .. .. the.Northerly. prolongatianof the West .line Of.Lot20, Tract No; 6446, per map 'recorded in BooLS1. pages 56 and' 57, .af llaps .iri..the :Offlce' of: the' Recorder .of said County;'thence 50utherly..alang:said .Northerly prolongation';.alang said West line.:and.along it.s SoutherlYprolonga- .: tion ta.the'Centerline of:Turri11 Street. thence Westerly. along said . . :. ,centerl inhto.th,e llort~erly prolongation Of : thi{; West ,line. of...arlorthc South Alley: showit.'on said Hap of .Tract No.' 6446;'.theni:e,Sa'utherly'.,. . . '. along'sa.id Northerly. prolongation, along 'said.l!est llnei':and al~ng'the' Easterly. baundaryof Lot I,; Tract. No: 7399 per map. recoi-de,d 'In Book.:' 92. page 1 of Maps In the Office.of the '~ecorder 'of said County to. .the South line of. an:E'ast-West Alley shown on. said Hap'af Tract No. 6446 ithenc". Easterly' along said' Sauth 1 h.e . to :tti'eEast1.1r\eof.. fit. , . Vernon AvenUe. thence'Sputherly.:alongsald 'East 'llne.'to .thd"South .line' . Of Highland Avenue. thence Westerly' alang the'Sauth 1ine of said /Jigh, ..larid Avenue to the Southerly pralangation 'of said 'EastJlne.of..Westel'n AVenue. 30.00:feet, wide.' thence Northerly ta.the. PailitoC Begiimir'g. . 'j""" ,',.. .... '. .';',.. '., . PARCEL' 3:' .' '. . '. "', . .....J' . .' . .:, .: ': ....,:: '. '.. "'-' " :,... ......: ~.:: !'....: ':'. .~:~ ;....: ::.: ;. All that real prapert;; ;;ri.the City 'of sari Bernardino; County . of,' 'san:" Bernardino; Stateaf.California; described as:: :",<;. .:: .,:::<.."" :.'. '.. "-. ......' '::'-,:,""":'>.:',.:- ~-';. ...... .....:..-.'... .':.::~:-:.:..,.;.~.:;.~._.~,.....~::..,~:'.-:.. Those portions. OfS~ctl!lns .16., .17 ./20. ,21.2B: and; 29.,Town~hi~'1Ilorth, Range.4. ..west; as the ,.lines '.of the:Governm~nt s.urvey,may,'be :ex~ended,. .'. . .. across ,the Rancha: ~luscupiabe per !ll.at. recorded in '~0k:-7 ..page :23 'of :. Maps .lnthp:Offiee:ilr the Recorder of 'saidCoun'tY:aild,thOse"poHions.. . :. of the various' subdivision lying within said :Sect,ion~;' describe~'as.:' follows:"." .' ...... ..,' . '., .. .' ,,' .., ," . ,.; ,. . '. "~'. : .'.. .......,. '." ,', . . ", ,. . ," . ..... . .". .", Bi!!jfni;ing at the .i~tersectlo'~ of the cente'riine .af ,Marshiill; . .... Boulevard )iith the. Easterly line of Little Nountain"ilHve,(tit';.,Vernon. . - .' '. "". \. . ~', .:;',..', .:. i . . ..:~. ,'. .... ',.' ," (: @RSG 64 @RSG CDC/20ll-59 CITY OF SAN BERNARDINO REDEVELOPMENT AGENCY MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN . Extension);' theHce NortherlY along said Easterly iine aridalorig 'Uie. .: Easterly OIl ne of I.lorgan '.Road to the South~lesterly boundaryo( Tract . No.. 3177 per.maprecorded in Book 45;. pag~s 59ilrid6!l, of.t-laps in .' :: .theOff1ce:of .the. Recorder of. said County; thence. Southeasterly. along' . 'sald.Southl':esterlybouildary to the East line of said Section 17; ." . thence North!!rly..along said East line to the Northerly line of that.. . certain property conveyed to the San Bernar~ino County Flood. Control. ' oistrlct.by.deedrecorded April 23,1940 in Book .1415, page 37, . . .Offlclal '.Records of said CoUlity;.theoce: Southea'sterlY al.ong. said.:." .Northerly..linetoa oline. parallel with and'dlstant 150.00 feet East~ erly, meas'ured at right angles from the Eastlin.e of North. "E" Street (2nd Avenue);. thence Southerly along said parallel ::line to the Northerly 'line of Kendall. Drive;' thence Southeasterly'along said Northerly 1 fne'. . . to the .Northerly,:prolongation of the centerline,of'hf" Street;.thence Southerly'along said Northerly Drolongation to.the North line of Tract .: ..1733 as. per: map' recorded In Book 26, pages. 7 through 12 . of Maps in the Office .of;the. Recorder' of sald.County; thence' \!est.along: the said.. North line.and its Westerly prolongation to the West.llne of Crescent . Avenue; thence Southerly along said West line arid its Southerly' pro- .. longation to the Southeasterly.l ine'.of Circle Road;' therice:Southwesterly along. said' .Sol\theasterlYl ineofsald Clr.cle ROaa .ta.Its' intersectiiiri . wi.th the: Northeasterly pro 1 ong'ati on '\If the North n ne . of'.rract No: 232~ 'as;lier .map : recorded in Book 33, page. 46' of /-laPs in the. Office .of the. Recor'der of said .County:' thence SouthwesterlY, arid. We~terly.:alon9 said prolongation ..and along the North line' oLsaid.Tract'No;' 2320 'to . , the Northwest corner Of Lot 65 'of said Tract ./-10;'2320; thence/Southerly along the West line of said Lot 65: to the North' line. of Tl:act. Ilo; 2318 'as per, Map' recorded in'Book'33, page 81 ofl1aps in the.'O.Hice'of'the Recorder of,said,County; :.thence Westerlya.long'the'J~orth 'line. of said Tract No; 2318: to. the" East'l lne of Lot 4 of said ..Tract 'Nil: 2318; thence . Northerly ,a I.ong' the East 1 frie' of sat d Lot 4.'to' the' Northeast COrner .' of'said Lot. 4;: thence' Westerly along'the North:line' of s'aid.Tract No':. 2318 and.lts.Westerly prolongation to a line whicQ,is.1883.36 feet '. West of and,p.ara11eljodth.the.West 1ineofthe'Arro't!f;e'~d'lract';'per" .. inap,recorMd.:)n.eookll ,. page ."37 of :Maps ,In.the. Offi,ce', of'the; Recorder' of. sa Id CQurity ; 'thence .South a longsaia para Her.J I.ne 9O9 .86'feet:. : thenc'e Wesf..1l4.14 f.eet; .thence South 0001' iWestJ49A6. feetL!:flence":' , South'66~4.5~:. west .230,00. feet Lthence.: South 160.45" jlest 5~.;O(j, feet; .' " thence. Northwesterly at right. angles a distance ,.of.: .150;0!l feet ;:. thence SOl\thwestEir.1Y'.at right arig1es,:adistance 0'1'50'.1)6 feet to~a point. in" '. anne:par~l leY with' and, 200.~O feet' Northerly ';e'a.suredafH9ht:arigl~s . from the. Northerly llne'Of .said MarsliaHl!!)ulevard; thence:Westerlv . along said:parallel' line,802:00feet;'thence South..at right ahgJ.es~? . 5.00 feet'l:o:a line parallel ~Iith an<L195.00 feet;.'Northerl:y~ me'as'ured. ., . at right' angles, from t:dld. Northerly fine cirflarshan Boulevai-d';'then'c'e' . Westerly ,'along' said parallel I ine to. its intersect! on ..,i th'" the Southerly '. ". . , ,". ., "." . ". : . ...',' .~ . ". . '. . '. . ," . '.. . '. ".' '," ,"' ,". ", .... 65 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN The boundary description of the Northwest Redevelopment Project Area is as follows: II. DESCR IPT I DlI DF 'ROJECT AREA A. Reglo...1 O,Ientetlon ,"' . . The Chy of San ",nordlno Incorporlte. In'.,en of lbout 55 aquare . . .-.~. , 0111... In the Inllnd lapl,e 60 OllIe. I..i 'of 4ow\t...... LDI'Aftoele., The '~ ,'Clty,'" IPp,,,,,I..t.ly 70 Ind 20.11.1 ,e.pectl,,"!y.. f'..... tl~ Lo. Anaelu ".nd'Ontl'lo Inter...tl"":".1 II,po'tI. i4icJ,oriiilluen tci'~'" City" p,ovlded dlrettly viI the Interltlte 10 Ind, Intlrltlte"5, Fr....y.. The Chy .. served by r- OIIjor reqlonel.hcI>ol"" cent!r.. Centrll City ""II..~ I.nllnd Center 1Ia.1'. Ther. ~re 'f";r: unl,,","ltle. within a lD- Ollie' ,adlul of the No,thNllt Redevelopment Arel: tellfo,nl. St.te Cnl' lege It Son'le,...,dlno lIotlted .t.... 01,'10. ~th o.f 'the p~ojett); L..... Lind. Unlv~rllty. Unlve'llty of Redllndl, 'Ind the Unlve'.lty of C.llfor' nl. It ~lve'"lde. The~lty 111110 lervldby .e~e'"I...jor ~dltll fetllltl.I, whlth Include Son Berna,dlno ~nlty Ho.pltll, ~t. ~rn.r- 'dlne'i- Hospital, lam.' Lind. Un~veratty..Medlc., Cente",', and the reQlona1 Yeterani Administration Hospital. I. Project Are. OrientatIon The Northwest aedevel~nl Proj.t~ encompalses .~ .r.. of aDprox;mate1v '1,5D~ .acres, ,eher.~ly bounded by ~he ,rite'ltate 1~[ F'r.ee...y on the east,- the Cliy II..Itl and Lytle C'.ek W.sh on the NOlt. '01. Avenue on tho north, .i,d Seventh 'Street _~ the louth. T~ Nort~s.t ItedevelOf'lnent Proj.tt '" prlOll,lly COnte' nod with the ,edevelopment of pa,tel. Ilono ..jo, tho'ou9hflr~s In'the north.....lr.. of t~'Clty, whlth Include ~Ighl.nd Avenue, ..se Llne.Street, Muscott Street, and "t...Yernon Avenue.. The Project Is ..~lvlded Into ~IC) ~r~ey ar..,:. Are. A: . Generally 5DUlh of t.Jon Iout.v.rd, north of. ~venth Street, welt of ~n~e~ltlte 15E rr~~y. Arc. I: Contllnlnq approxl..tely 560 acres, north of the Devil. 'Creek Dlverston ehanner, lou.i... of P.,,,,. A~enue, ..u .nd west of Cajon lou1.vard. This .re. II peneJlnQ annexlt ion to the City of San lernordlno: C. Leq.l Delt,lptlone . . The .re.s Ire MOre particularly de.erlbed a. fo1to.s: AREA A: .Those portions of those certatn TOwnshIps and lanoe., lanchos, various. Subdlvlclon. Ind T,.tts lyIng within the Corporete LI..ltl of the [IIY of San Bernordlno .nd bel"" thet port Ion thereof lying Qenerally Ilesl @RSG v' '1\:. I to-> ,;;.; ..... c., ., (;z: c.~ 66 @RSG CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Northwest Redevelopment Project Area Continued Df the welt II.. Df U.S. Interltete t5 [elt end Southerly Df the $t.te toUege Redevelosnent 'roJlct "rea. and .'''1 -.or. partlcul.rly d.scrlbed .s followI: 'Allen 110. t Ioglnnlog et . poInt In the 'rel.nt corporet~.LI.lt Line Df the City Df Son .rnordl..... uld poInt "log the ...tor.HCU... Df the cento.II.. Df CollfDr..'. Ave."" .nd the SDUthoelterly II.. Df CoJon Ioulov.rdl thence len.lno uld City LI.lt line end South- e..torly .long IOld Sout_nerly II.. Df CoJon Ioulev.rd end ....I.Q . Sout~tly line of laid 'State toll~e a.developMent 'roject Area, . dlltance of '~20 f.et, eor. or le'I to an anq" point In said State tol'.,. a.development 'roJect Ar.. boundary; thence South- erly .Ion, the [alt.rly line of West.rn Avenue, and .long . wester- ly II." Df IOld Stote COlle~e Ilcdevel_.f Project Are.. . dllt.nce of ,1310 feet. wore or 1'11, to the Mort h.elt corner of Lot 4, Block 3, Tr.ct 1732 .1 ptr pl.t thereDf recorded In ~ 25 Df MilPI, ,age 112, records of the taunty Iteeorder of S.n lernardlno COu.ty. SUte of CollfDr.le; thence ron .IDIlCl uld _th ;11.. of LDt ., . dllt.nce Df "~.5 feet to the Northe.lt cor..r ther.of; the.c. South .1000 the rolt II.el Df Lotl.~.. 5. ..d , of leld Ilock 3 .ndbelng .long the W.lt .11.e Df 2n foot .".y. . dllt..ce of 150 feet to the SDutheln corner or the North one-ho If of. sol~ Lot '; the.c. welt .Iong the South II.. of uld North one-holf of Lot' .nd the Westorly prolo~otloo thereof. 'dlne.ce of 22~.S -.et to the Veil line 'of Western Avenue; thep,cl South .lonQ uld \lest 11... e dlstl.ce of .0 feet. to e pol.t I.. line Olhlch h pI..lle' ",lth and 120 feet North ,of' .nd tnUlured .t rlQht enales to thl: ,North 11.. of 211t Street; the.ce U.lt .Io~ ..Id poroll.1 II.... . dll- t..oe of B~D.I~ feet to the [.It ll.e of Lot I, Tr.ct 2852 el per pl.t thereof recorded In look ~O of.Maps, paoe' 29 .nd JO, records of ..ld tounty; thence ~th 110nq said' F..U line, I dlstlnce of' . 120,f..t to the North II.e of 21lt Streit; the.ce ""t .lonq sold North 11... . dllte... of ~02.~6 feet. to the [elt 11.. of "UIC~t Sueet; thence South "on~ uld ["~to line. I dlll.nee of" 225 feet, ~re or '1.1. to the EI'terly pro'onqlt'on of the North line of Tritt .2'5 el per plet thereof recorded ,. look 55 of Klpl. p~,".7' .nd 77, "'Icordl of nld County; thence Veit .lo~ IIld l.st.dy pro. . longet100 ..d uld North II... e dlsunce of '8A,66 ftot to the "orth__11: corner thereof; thence, South ,'ona the West tine of lOrd Tr.ct .2'5.. dllto.ce of.".'B f.ot to ..'enole pol.t there I.. the.ce West e10ng . North 11.. of 1.ld'Troct ~2'5 end elo"" the North 11.. of Tr.ct .975. el p.r pl.t thlreof reoorded I. look 65 of ".p.. pig. 83, reoordl of ..ldCou.ty , . dllte..e of ~'.IO f..t tD.. Ingle point therein; thence South .lonQ . west line of Lot ,5 of nitS Tract "975. . dlUlnce nf "S.14 feet; thence \leU ..101'10 . North 11.. of ..ld Treet ~975 ..d elona thO North lI.e of Lot 1~. Treet 1711. el per pl.t thereof r.corded 1..look 25 of Klpl, plQe 27. . ..cordi of ..ld COu.ty. . dlltence of 380 feet to the lion_"t oor- "'Ir Df said LDt 1"; thenee South .1ona the Velt UM t"'reof, · dhtl.o, Df 528 f.et tD the North II.. pf "th Street;. .theft.. [0" .IDng sold IIorth 11.., . dl.lunc. of 920 feot. .... .Dr I... to · pol.t WhIch I. 7IB.BI. f..t Welt of the Welt II.. of """CDtt ~tr..t .nd beloO the Northerly .rDlong",lo. of the wen II.. of the So. ...r..rdl"" City U.lfled School Dlltrlct property (Mulcott rl~.n- 0: ~ ,I. - ~ ..... c,..'l. 00 en 67 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Northwest Redevelopment Project Area Continued tary School); the",. South along uld prolonqat Ion and the lIest Ilfte of uld School DI.trlct property. a dl.tance of"60 f..t. ,..r. or,len. to the SDllt.....U cor....r thereof; , tllenc. Eest elong ',the South line ther.of. a IIlste",. of 715 feet. ..r. Dr leu. to the West 1In. of ""scott Street; the",. North al_,..ld West 11.... 'a dl.t.ne. of 543.32 fe.t,'..r. Dr less, to the Westerly prolonea- tlon of, the South line of GDDclI.tt Str..t; thenc.'rest alonq said , prolongetlon and the South lIne ofuld Goodl.tt Stree', a dlstanc. of 1325.DB feet. to the lIest lIn. 0' WeU.rn Avo.w.;: thenee ~uth along s.ld West" ,lIne,. dlst.",. of,8SCl feet. ..r. Dr I.ss, to the 'Worth lIne of 17th Stre.t; thence West .Ionq ..Id North Iln. .nd 'In Wesi.rly prolong.tlon..a dlst.nc...f 1325 feet, _r. Dr I.n. to the W.st line ..f ....scott Street; thence SoUth alonq u I d ....u line, . dlst.nc. of, 730 feet, "'Dr. Dr l.u, to the Soutl Iln. 0' 16th Stre.t; , thence West elo"!l said South Iln.. . dlstence 0' 285 'feet, MDr. Dr I..s. to the V.st line of Perc.1 ~p No. 2~12 es per, pletr.corded In IIook 20 of, Percel ~ps. ....n. !l8, records of ..Id CountYi' thence South along said WeSt line. "'dlstenc. of 10/'.0.82 ,'fe.t to ,the South..st corn.r of 'erc.l No. 1 of saldPerc.I'~n No. '2~32i thence Ee.t alDng the South Iln. ther.of, e dlstenc. of 285.70 f..t to the W.st 'lln. of said ""scott ~treet: th.nc. ~outh 'elong '..Id Wen Iln.. e dlstence of 162.58 feet to the North line of Trect ~862, es 'per plet th.r.of r.corded In -..ok 65 of ~ep.. 'peg~ 53; reCords of saId ,County; , thence 'lest alollCl the North I ino of seld Trect ~862 8nd the Westerly'prDloftQetlon thereof. e dls- tenc. of 2379.09 fe.t to the Eest line of Cellfnrnle Av.nue; thence North elonll sa id Eest line, adlstenc. of ES2 feet, IIOr. Dr I.... to'the Eesterly prolon._tlon of the South Iln. of Trect ~023.'es p.r plet thereof r.corded In Book 118 of ~ps, oea.s 70 end 71. r.cords of seld County; th.nce W.u"eloftQ .eld ..roloMatlnn and the South line of saId Trect ~023 end the W.sterly ..rolonoation thereof. e dlnence of 1~01 feet', PlOre' or I.ss, to the lIest line of Stete Street; thence North along uld West Iln., e distance "f 190 fe.t, MDre or I.ss; to the North' line of Trect 572', e. per nlat thereo' record.d In look 7~ of ~ps,p.ges !lCl and ~I, r.cords n! ..ld'County; thence West .Iong ,eld North line. . dlst.nce Of 1030.77 feet to the Nort'-st corner of ..Id Tr.ct572~; thence , Sout'-sterly .Iong. line dr."" frCJrrl ..Id Nort'-st corner end at right .ngles to the Sout'-sterly ,Ihie of Pope, Telbot end !>ierce :Addltlon, '" per plet thereo, recorded In look 11 0' ~ps. pane ~~. , records of saId County. e distance 0' 300 f.et,....r. Dr len to said Southwesterly alonq seld ~th..st.rly'llne, e dlstanc. 0' 377~ feet, nor. Dr less, to the South line of Nlghlend Avenu. 82.50 f.el wIde; thenc.' Eest elong 'selll'~th line. e dlstence of 2660 f.et. ..re Dr less, to the Eest lln. of ~cy Street ;'thenc. North elonn .eld Eest line e dIstance of 677, fe.t, lOOre or less. to the ~uth , line of Adems ~treet; thence East alona uld South line. e dis. tence'of 15R.S feet to the IlOst Westerly corner of Lot 12, Tr'CI 22~3, es'per p1et thereof r.corded In .oak 32 of ~P5, peaes 21 end 22, r.cords of .ald County; thence ~theast.rly .10no th~ Southwesterly line of seld Lot 12 end Its ~theelterly prolonga- tIon, a dl.tanc. of ~33.3S f..t to the most W.st.rly corner of Lot 11 of .ard Tract 22~3; thence East alona the No;th lln.s Dr Lnts 11. 10, 9 and 8'of .ald Tract 22~3 a dlstanc. of 800.10 feei to the W.st line 0' Stat. Str.et; thence South alona seldWelt line "nd @RSG 0- l\:; ~ c..: . , ..,;. c.."l ~' ~ 68 cnC/20ll-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Northwest Redevelopment Project Area Continued .' " 82.50 reet wide and the Northeasterly line of the Atchison. To- peu and Santa Fe bUroed Company's rlqht Of...y;, thence rast alonq said South ,line of MIQhland Avenue, a distance of 1725 feet. .ore or' less, to the centerline of Huscuplebe Drive; thence ~outh. and Southwesterly along the !Ioutherly prolollllatlon of uld centu- lIne as reellqned to cross OYer Interstate ,15E, a distance of 1440 feet,'eore or less, to the [ester'y prolO1lllatlon oft" SOuth line of.19th Street; thenee \lest alonq U,ld pro I OlllletIon .nd South line of 19th !lti-eet, a dlltance of !l85 feet lIIOre or less, to the East line of Turrill Avenue; thence South alollll,uld [ast line e dis. tance of 232 feet, lIlOre or less". to, the North line of Tnct 376~ .s per plat thereo' recorded In 1ook,49 of Maps, paae 7, records . of the County Itecorder 'of ~an lIernerdino County. ~Ute of California: thence, West alonq said North line of Tract 3769, ,a dlstence of IRS feet. IIlOre or less, to the Nort'-st corner .thereo'; thence !<outh along the.~si line of.sald Tract 37~9. end Its' Cnutherlyprnlnnna~ tlon e distance of 268 feet, more or less, to the ~uth line 0' 17th Street: thence [eU alonq said !\outh line of ' ,17th ~treet, a distance of ,135 fHt, ..ore or Ie", to the lIest line of Tract 35"5, as oer plat.thereof recorded In look 49 of Keos, peae 12 and.13. records of said County; . thence South alona the "est line of .seld Treet 35~S and the \;est line ,of Trect 3414 n per pletthereof recorded In "onk 47 of, Kips. paQes 8 and 9, ,ecords of seld County.- and Its Southerlv ,prolOll!lulon e distance of 830 feet, _re or leu, to the South line of 16th Street; thence West elonq said South line of 16th !ltreet. a dl,stance of 200 feet, lIore or leu, to ,the centerline of that certain, vacated North/South alley In IIlock 24 of ~t.'EIMo ~ubdivl. slon; .. per plllt thereof recorded In 'look 4 of !!aI'S, Nae IS, re- cords of s.ld r~nty; thence !louth alono said centerline and the' SoUtherly prolonaat Ion thereof, a distance of 1261 feet, 'lIlOre I'C' , Ius, to the North line of, 14th ,Street: thence \Jest alo"" said' North Ilne,.a dlstince of 160 feet, IIIOre or less, to the r.st line of Ht: Vernon Avenue: thence South alona said East line, a dis- tance of 330 feet, _re or less to the North line of U.K. Roner's Re~Subdlvlslon, as per plat thereof recorded In Book 19 of Maos, .p,;qe 70, records of said County; thenee Ent alona said North line. a distance of 150 feet to the Northent corner i)f LotI, ~Iock"r" of said W.K. R~er's Re-Subdivlslonr theneeSouth alonq the rost IIries of Lots 1 thrOuoh 5 of said IIlock "C" end the Southerly pro. IOngatlon,thereof, i dlstanee of 650 fe.t,: IIDr. Dr less, to the !louth line of Reece Street; . thence ,East alonn said South line, a distanc. of 30 feet, ,lIlOreor ,less, to the North east cnrner of Lot 15 Bloc~ "A" of ..Id Re~Subdlvlslon; thence ~uth alollll the rast line of said Lot IS, a distance of, 152.71 feet to the ~thellst' corner there- of;. thence'East alo~ the ~th lines of ~ots l~,throunh 24 n' said "ock "A", a.dhunce of 550 feet, I'IOre or, leu,' to the "est Iln~ oLGarner Avenue: thence North alonn sald.West line 0' !:arner Ave- ,nue~ a distance Df 75 feet, IIIOre or:,le.., 'to the'\Jesterly prnlon"a- tlon of the $outh line of Lot 10 of. Assessor's Map No.'2 beln~ a Subdivision of a portion of Lot 5, BlockS3. Rancho ,~n Bernardinn as per plat thereof recorded.. In Rook 7'of Maps,.peae 2,' records o( said County;. thence [est alana salt! I'roloollatlon and the !<outh line of said Lot 10, a dlstanc~ of 432 feet, lIlOre or less, to the West line of Davidson Street; thence South alona said Ye~t line of Davidson Street, a dlst.nce of 307 feet, ROre or less, to the @RSG ~.- 'C'.;; ~ c:.: ..;.;..-. c.., Q:) ~ 69 - REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Northwest Redevelopment Project Area Contin~ed South lI'ne of "Iellne Straet; thenee Wilt alonq HId !'outh line. a dlltance of 12.. feet. .ora or lell. to the Welt lIne of "to Vernon Avenue; thence South along HId Wen line. a dlltenee of 566.50 faet.. to the North lIne of 11th Street; thence Welt along saId North ,.ltne.,.a dllUnca of '.55 feet...ora or. Ie... to the Willt line of IledllonStreet; . thence South elon!l .eld Wen' 11.... aNt In South- .rlyprolonpetlon'e dlltence of l"B feet. .ore Or ~..I. to the North line of 9th Street; .thenee Veit elonp saId North lIne. e dls-' tenc:e of 356 feet.. ..r.or Ie... to the Northerlyproloilqatlon of the Welt lIne of Let 15 Trect .ooe; .e. ,erplat thereof recorded In look 51 of 1Ie,1. paQe .. end 5. record I of .eld County; :.thence $outh elong .ald prolDnllatlon' and the Wen'lIne of Let 15. e dl.tance of 71' feet. ..reor leu. to the'Sout";,,en corner .thereof; thence Ven aloni! the North: lIne of Trect '.51e. per plat thereof recorded In look 55 oflleps. paQU B5 end 86. records of HId County. a dls- tanceof 675 fe.t....r. Dr le'I.~to the' NorthMelt corn.r of said Tract '.51; ,thenc:e Southerly alonll. thetla.terly'llne of saId Tract ".51. end Its Southerly prolonpat Ion'. e dlnence of 6B"feet. _re Dr la.. to ,the' c.nterllne of 7th Stre.ti' 'thence '!e.t lilo"" said centerlIne end Its Westerly prolongatIon. e'dlltence of 1050 feet. IIOreor leu; to the Wen line of 'lock 9.. of ,saId Rancho San ~er- .nardlno; . thence ,Northerly along wId tlan line. a dlltlinc:e of 13!11 feet. _re orleu. to the North line of'9th Street. 60.OD feet wide; thence Wen,elong seld North II...;. dlltence of 300 fe.t; thence North e dlnance of 2050 faet. '.ora or' lell.to 'the Nertl. Ilr.e of'lesellne Straet; thence lelt aloflQ ..Id Northll... a dls- tence of 10)0 'feet. _re or'lau. to the lenerly 'IIn. of Cellfornla Street; "thence North elonq . the [anerl y lIne of Callfornle Street, , e 'dlltenee .of 1300 feet; _re Dr less. to the South '1lne of I.th Street'u veeeted by:the City of hn BernardIno" by Resolution Ne>, IIBI6 recorded July 21.197. In look B.57. ~Qe 116.;' (lnltial.Re- cords of 1.ld ,County; thence [a.t aloflQ the South lIne of laid vecU.d .I.th Street. e dlltenc.. of 589 fHt. _re or leli. to the West 'IIn. of 'ennsylvanla Avenue; thence South elono .e'ld "'est IIn.., a dlstanee of 100 fe..t; lIlOre or 1.11; to itS: Interl.ctlon with the Northwesterly prolongation of the Southerly lIne of Vlrolnla 5treet; thenc:. Southeelterly elong .eld prolDflQatlon end festerly elong .aldSoutherly' lIne of VlrDlnla Street.., e dlltanee ,of 710 f.et. . IIIOre orlalS;to the Ven line of Trect"6637. es ,.r'plat there"f recorded I.. look B3 of, lleps, pe!lU 53 end 5.; records of ,uld County; thence South 'elong uld Wen line of Trect 6637. e 'illltenc. of 375' ,feet',"lIIOre,or la... to the Southwen corner'of Lot,107'o' seld Tract .6637; thence [est along the Southlln.. of:leld Trect'U37. a dis' tenc:e of, 275 feet. _re'or les's, to Its Intersection with the \lest line of. thetlty of San I..rnerdlno UnIfied School DIstrIct orooerty (Frenkll.. Junlor,Hlgh School):' thenc.. South elono the West line of seld:School District property,e dlltent. of 655 f.et, ~r.. or " less., to e'polnt In e' line which Is paral1.l,wlth end'150 f...t Nort" of, end ...uured et rl,ht enqles' to the 'North I In. of ....line ~tr.~t; -thene.. lest elong seld perellel. line; e dlUenee of I ODD 'feet OIore ".or Ie..', to the West 'IIn. of MUICOt!' Street; . thence hrth elonq .eld Vest. Iln.. a dlltene.. of .B5 feet, ~re Dr lell. 'to the ~~st- erly prolongation of the South line of Trect '53B. .ill per plat there- ,.of: recorded In'look 106 Df Me,s, pag.. 56. records of ield County; , 'thence [eU e long Mid prolongat Ion 'end ael dSouthllne of Trae I @RSG 'J. r..:. , . -'" C.: ..... . c.n ~ _1: 70 CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Northwest Redevelopment Project Area Continued 3538. e dlsience of 13'~ feet. -..e o~ leu. to the Iiest line of T~ect 293~. es pe~ "let the~eof recwded In 100""5 of lleDS, peD! to. recorels'of.seld County: thence SoUth elong seld West line of Trect 293~. . dlstence of 521 feet to the South~st corner of Lot 78 of selel Tr.ct 293~: thence lest .Ionq the~South. lIne of ield .Lot 78. Its Eesterly "rolongetlon;the South linn of I.ots 3!l end 33 of selel T~ect.293~ end thel~ lesterly prolonqUlon.'.a dlstence of 511 fHt. IIlOre o~' len, to the Eut 'line of P1co Avenue; thence 'Mo~th elong selel Eest'llne. e dlstence of 23n feet.' ~~e or less, to lu Intersection with the \lesterly,prolonget Ion of .the Morth lIne of leece Street:. thence Eesterly elona seld Westerly p~olon- !lUlon, e dlnenceof 130 feet. IIDre o~'leu, to the Southwest . corne~ of Lot.27. T~ect 1952. es pe~ plet thereof ~ecorded In ~k 28 of Heps, pege 23. ~eco~ds'of seld County: thence'~th elonn the Southerly prolonqatlon of the'~st'llne of seld Lot 27. e dls- tence of 181 feet. IIlOre or leis, to the lIesterly prolonqatlon of the South Ilne'of Lot 28 of seldTrect 1952: thence Eest elono , seld p~OlongU Ion end the South lines of LoU 211 th~oul\h n of uld T~ect 1952. e dhtlineeof S~ feet. IIlOre o~ leu, to the Southeast co~ner of seld Lot 33; thence North .Iona the lesf line of seld Lot 33 .nd the Northerly "~olongetlon thereof. . dlstenee of 1~6.1 feet to the centerline of'ReeceStreet: thence Eest .Iong saId Cen- terline, a dlstence of 10.27 feet to the Southerly prolonaatlon of the East line of Lot 17 of, saId Trect 1952; thence Morth along seld Southerly prolonqatlon, the Eest lines of Lots 17 and 11 of seld Tract 1952. end the Northerly prolonqatlon thereof. a dlstance.of 317.50 feet to the North Ilne,.of 13th Street; thence West alono saId North lIne. a dlstenee of 21~.6~ feet, to the East lIne of T~lCt 837~ u pe~ plat thereof ~eeorded In llook 1l~ of .....ps. '.peoes. 7 end 8, records of.seld County: thence NOrth elo~.sald East line . of. T~eet 837~ end lis !lartherly D~olonaat Ion.' e dlsunce of 6o.~.a .feet to the NOrth line of 14th Streeti thence Fast .Iong.seld No~th lIne, . distance of 6~.69 feet to the \lest line of the East one-half of Lot 3, Trect 2331 uper plet thereof recorded In llook 3~ of Heps, pelle 43, . records of said County: thence North 'alona saId West line, e dlsunee of 1~4.6 feet .to the South line of LOI "3 of Grand View Kenor Subdlvlslones per plet recorded In'Rook 21 of Keps. page 79. records of seld COunty: 'thence Ee.t elona'the . South lines of Lots ~3end ,,~, of'uld Crend'Vlew Kenor t;iibdlvlslon, e dlstenceof 75 feet to the'Soulheest corner of seld'Lot '~~;' Ihence North along the Eutllne of'uld Lot 44; e dhtanee of 137.5 (eet to the South line of ~nolla Avenue; thence Eest elono said South --line, a dhtlince of 50 'feet to the Southerly prolonqatlon of' tho Eut line of Lot I, of "Id Grand VIew lienor SubdIvIsion: thence North' along saId Southerly .prolongatlon. 'the lest line of' seld' LOI " end Iu Northerly prolo"!lUlon. e dlstln.ce of 1189.72 feet. to tho Northeut corner of Lot 3, Trect1738, u per plet thereof'rec"rded In took 25 of lleps, paqo .3. records of seld'County: thenco'~sl elong the North line of s.ld Tract,1738. . dlstenee of 3D feel tn the Southerly prolonqatlon of the Ea.t.llne of thit certaIn vacatrd Northfsouth elley Iylna East of and adjacent to Lot 76. Tract 2891, as per "Iat ~ecorded In' look "0 of Keps. pane I. records of tho County Recorder of ..Id County: thence North elo~ ,aId Southerly ,,~olonnatlon end the Ea.t line of seld vacated alley. _ dlstenco of 230.5 feet to the South Ilne.of Evans.Street: thence West a dls- @RSG :J~ ?".' t I-: . .;.; ..... c..1 (;ll r.r. 71 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Northwest Redevelopment Project Area Continued unce of 20 feet to the Northeast corner of ..Id LDt 76; thence North .I....g . 11M .....Ich h per.llel with entl 200 feet "'-st of .nd . _asur.d .t r I,ht ena In to the llest 11. of Nt. Vernon Avenue, . dlst.nce of !66.22 feet to the Northeast cor.r of LDt 112 of ..Id Tr.ct 2891; thence llest .1DnA the North line of ..Id Lot 112, . dl.t.nce of ,50 feet to the E..tllne of.Tr.ct ~16",., per plat ..thereof recordedln.look 53 of "-ps.. _e 15, records of said "County; thence North .I....g saId East II". .ntI..long.the East line . of Tr.ct 29n n. per pl.t,thereof recorded In look ~O of "-os, pao~ 28, records of ..ld.Cciunty, . dht.nte'of 518.7 feet.to the ~nuth line of. 'lock ", ~r.ct 1732, .s per pl.t.thereof recorded In ~DOk ~5 of "-ps. peg. 102, records of said County; thence E.st .10na . .eld South line. . dl.t.nce of 100 feet to the Southeast corner of Lot. 6'of ..Id alock 13;. thence North .1Dnll the Ent fine of s.ld Lot.6'.nd IU.Nort~dy.prolong..lon.ntI hel,,;, .Iona.the \lest line of....20 foot elley,.. dht.nce of 1038 f.et .to.theNorth line 0' 21st Stre.t;. thence West .I....q ..Id Northllne, '.dl.t.nce of 190 .feet. InDre or leu. to the East line of.llerrlnat.... Avenue; thence North.eloft9 ..Id East' Iln.... dl.t.nce of 120 feet to the Easterly prolongatIon of the North line of Lot 10. .Ilock 2, of said Tr.et 1732; .thence Uest elong said Easterly pro I Dftg.t I.....' the IIorth line of. s.ld Lot 10.nd the \lesterlyprolonp.tlon thereof, . dlst.nee of.261o.50 feet to the Southeast corner of Lot 6. of. .eld IIlock '2; thence North elong the E.st line of .ald LDt 6.entlthe Eut II';.. of Lots S, 10 .ntI 3 of s.ld Ilock 2, . dlst.nce of 31S fe.t, "",re or. less. to the ~uth line of "I"hl.nd Avenue, 82.S0 feet wide; thence East alono said South'lln. to the Point of. lealnnl"!!. 'AREA I: leglnnlno at a point of the Present Corporate Limit Line of 'the City of San "rnardlno. ..Id point belna.the Intersection of the centerlln.. or. Palm.Avenue and U.S. Interstate 1SE.th.nce:le.vlnaseld City ll~lt line. 'Southwesterly alo"9 said centerline of Palm Avenue. 17~ feet. more or Ie.. to the .Northeasterly line of CeJon loulevard; thence Northwesterly alonn s.ld Northeasterly .lln..of Cajon Boulevard a distance of 1180 feet, more Dr Ie.. to the Northe.sterly prolon".tl.... of the Northwesterly. line of that certain parcel conveyed.to lols.Wllson 5tanke'et.al., ~y deed re- corded December 26, 19" In Book 9332, Paqe 8'. Offlcl.1 lecord..o' sold County; thence Southwesterly along ,aid Northea'terly orolonqatlon and said Horth...'terly. line a dlstence of..IIoSO feet InDre or.leu to Its point of Intersection with the centerline of the Southern Pacific Rallrcod rlnht of.~y; thenc.Southe..terlyantl Southerly elonQ said centerlIne. dis" iance of'S2oo feet "",re or less to Its Intersect I.... with the Northerly . Ilne.of'cert.ln parcel,conYeyed to F.rm'Nomes Corpo;.tlon by deed reeord.d October. 13. 19310 In lOok 101", 'a"e I., 'Offlclal lecords of said C.nunty; thence .hste,ly alon" said lut Nntloned Northerly line a distance 3~On feet lIlOre or 'I.ss to an.an"Ie point thereIn; thence Northeasterly .lonn said last ..ntloned Hortherly line .nd the Northeasterly prolonQation there- of.a distance of ~SO feet more or Ie,s to the Northeasterly lIne of lhe Atchison, Topeka .nd Santa Fe Railroad Company', rlaht of way;. theneoeSoutheasterly .10"" sald.Northeasterly line. 525 feet .ore. Dr leu 10 an . .ngle polnt.on said City Limit line; . thence Northerly .10na...ld City Limit lln. 700 feet more or less to an .ngle point; thence Easterly .lono @RSG : iT ~ I ..... ~ ,.;.;.. c,n (Xl Cor. 72 CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Northwest Redevelopment Project Area Continued d.. wid tlty LIMit LIne 200 feet ...re or len to en enqle point; thence Northeasterly .Ionp wId tlty LIMIt Line . ~Iste~e of 13tO feet Mnre or les. to .n .ngle point; thence contlnulnp .Ionp wid tlty Llftlt Line lIort'-sterly 6680 feet ..,re or len to the poInt of llelllnnlna.. Cont. in-' Ing laPprOllI...tely'S60 acru. ' ,',', ",. ... . , , . . .... ...... " ,', .; oJ: .... .~. j i.__ ..:..; ...... ~, 0' g; . @RSG 73 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN The boundary description of the Uptown Redevelopment Project Area is as follows: 87-400893 11. OESCRI PTION Of PROJECT AREA A. REGIONAL ORIENTATION The incorporated area of the City of San'Bernardino is approxi- mately 55 square miles in the Inland Empire region 60 miles east of downtown Los Angeles. Regional access to the City and the Project subareas Is provided directly via the Interstate 10 and Interstate 215 Freeways. @RSG B. PROJECT AREA ORI ENTATION The Uptown Redevelopment Project encompasses approxiMately 433 acres divided into two subareas (Exhibit "A"). The largest, Subarea "A", comprises 348 acres generally Involving those pro- perties along High~and Avenue and Baseline Street between Inter- state 215 and Waterman Avenue; and along "E" Street between 8th Street and Highland Avenue. Subarea ,"B" 'involves roughly 84 acres comprisi ng an area between Interstate 215 and Mt. Vernon Avenue, north of Rialto to ,the Santa Fe Railroad yards. C. LEGAL OESCRI PTI ON The two subareas are more particularly described as follows: Subarea "A" - Those portions of .Blocks I, 2, 3, 32, 33, 34, 35, 36, 37, 38, 39, 84, 85 and Blocks 73, 74, 75, 76 of the 80 acre survey, all of the .Rancho San Bernardino as per plat thereof recorded I n Book 7 of Maps. page 2, records of the County Recorder of San Bernardi no County, State of California; those portions of Blocks 59, 60, 61, 62, 63, 67, 68 and 69 of the City of San, Bernardi no as per plat thereof recorded in Book 7 of Maps, page I, records of said County and'those portions of all those various subdivisions lying wi thin said Rancho Blocks and CHy Blocks together with those portions of the adjoining streets, described as follows: Beginning at the intersection of the centerlines of Highland Avenue and "E" Street; thence North along said centerline of "E" Street, a dl stance of 206.25 feet to .the Westerly prolongation of the North llne of that certain, East/West alley in Block "B", Polytechnic Square, as per plat thereof recorded in Book 20 of Maps, page 5, records of said County; thence East along 'said prolongation and said North llne and continuing East along the North line of said alley In Block "A" of said PolyteChnic Square to the Southeast corner of Lot 7 of said Block "A"; thence North along the East line of said Lot 7 and its Northerly prolon9a- tion, to the centerline of 23rd Street; thence East. along said centerline of 23rd Street to the centerline of Arrowhead Avenue; thence South along said centerline of Arrowhead Avenue, a distance of 27.73 feet, more or less, to the centerline of 23td Street as said street is delineated on the map of Highland 74 @RSG CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Uptown Redevelopment Project Area Continued _, . I Heights T'act Re-Subdlvlslon, as per plal thereof recorded in Book 19 of Maps, page 98, records of sal d County; thence East along said centerline of 23rd Street to its intersection with the Northerly prolongation of the West line of Lot 14, Block "A" of sai d High land Heights Tract; thence South along sai d pro- longation and West line to the Southwest corner of said Lot 14; thence East along the'South line of Lots 14 and 13 of said Block "A" and the Easterly prolongation thereof to the Northwest corner of Lot 3, Tract No. 1946 as per plat thereof recorded in Book 2B of Maps, page 32; records of sal d County; thence North along the West lines of Lots 14, 13, 12, 11, 10, 9, 8 and 7 'of said Tract No. 1946, to the Northwest corner of sal d Lot 7; thence'East along the North line of said Lot 7 and Its Easterly prolongation to the centerline of Sierra Way; thence North along said centerline to Its intersection with the South line of the North 629 feet of Lot 2 'of said Block 85, Rancho San Bernardino; thence East along said South line a distance of 226.10 feet, more or less, to the Nor.theast corner of that certain easement for street and highway purposes as granted to the CI ty of San Bernardi no by document, No. 326, recorded October 17, 1957 in Book 434B, , page 531, Official' Records of said County; thence South along the East line of said easement and along the East line of those easements as granted to the City of San Bernardino by document No. 359, recorded March 24, 1954 in Book 3351, page 459 and document No. 327, recorded May 25, 1956 in Book 394B, page 40, both of official records of said County, to the South line of the North 1229 feet of said Lot 2, Block 85, Rancho San 8ernardino; thence East'along said South line, to the centerline of Lugo Avenue; thence South along said centerline of Lugo Avenue, to the North line of the South 250 feet of said loot 2, Block 85; thence East along said North line, to the West .line of the East 220 feet of said Lot 2, Block B5; thence North along said West line, a distance of 50 feet to the North line of the South 300 feet of sai d Lot 2, Block 85; thence East along sai d North line a distance of 220 feet ,to the East line of said Lot 2, said point being the centerlin'e of Sepulveda Avenue; thence South along said centerline, to its Intersection with the Westerly prolongation of the South line of, the North 50 feet of Lot 39, Arrowhead Heights Tract, as per plat thereof recorded in Book 19 of Maps, page 5, records of said County; thence East along said prolongation and South line, to the West line of Lot 22 of said Arrowhead Heights Tract; thence'North along said West line, to the Northwest corner of said Lot 22; thence East along the,North line of said Lot 22 and its Easterly prolongation, to the centerli ne 'of LeRoy Street; thence North along said cen- terline, to the centerline of improvement of 23rd Street, 50 feet wide; thence East along said centerline of improvement, to the centerline of Waterman Avenue; thence South along said cen- terline of WaterlllAn Avenue to the centerline of said Highland Avenue; thence continuing South along said centerline of Waterman Avenue, to Its intersection with the Easterly prolon9a- ti on of the South li ne of the North 200 feet of Lot 1 of sai d Block 39, Rancho San Bernardino; thence West along said pro-' longation and South line, a distance of 595.15 feet, more or less, to the Northerly prolongation of the West line of Lot 14, Propst Subdivision as per plat thereof recorded in Book 24 of 75 @RSG REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Uptown Redevelopment Project Area Continued Maps, page 69, records of said County; thence South along said prolongation and West line, to the Southwest corner of said Lot 14; thence West along the Westerly prolongation of the' South line of said Lot 14, to the centerline of Wall Avenue; thence North along said centerline, to South line of the North 200 feet of said Lot I, BlOCK 39, Rancho San Bernardino; thence West along said South line, to the East line of Lot B of said Blod 39; thence South along said East line, to the South line of the North 400 feet of said Lot B; thence West along said South line, to the East line of Block,"G", Highland Avenue, Tract No.2, as per plat thereof recorded In Book 24 of Maps, page 63, records of said County; thence North along said East line, to the Northeast corner of Lot 4 of said Block "G"; thence West along the North line of said Lot 4 and its Westerly prolongation, to the centerline of Sepulveda Avenue; thence South along said cen- terli ne, to Its Intersection wi th the Easterly pro longatl on of the South line of Lot 20, Block "P of said Highland Avenue ,Tract No.2; thence West along said prolongation and 'South line and along the South line of Lot.10 of said Blod "P and its Westerly pro 1 ongatl on, to. the centerli ne of Lugo Avenue; thence North along said centerline, to Its Intersection with the Easterly prolongttion of the South line of Lot 5, Block "E" of said Highland Avenue Tract No.2; thence West along said pro- longation and South line, to the East line of Lot 5, Jonathan Park, as per plat thereof recorded In Book 23 of Maps, page 39, records of sal d County; thence South along sal d East li ne, to the Southeast corner of Lot 7 of said Jonathan Park; thence West along the South li ne of sal d Lot 7, to the East line of Sterra Way; thence South along said East line, to Its Intersection with the Easterly prolongation of the South line of Lot 4, Block "AU, Frank C. Platt Highland Avenue Tract, as per plat thereof recorded In Book 23 of Maps, page 8, records of said County; thence West along said prolongation and South line, to the Southwest corner of sal d ~ot 4; thence North along the West Ii ne thereof and of Lot 3 of sald'Block "AU, to the Southeast corner of Lot 13 of said Block "AU; thence West along the South line of sal d Lot 13 and the Westerly prolongation thereof, to the cen- terline of Genevieve Street; thence North along said centerline, to its Intersection wi th the Easterly prolongation of the South line of Lot 23, Block "B" of said Platt Highland Avenue Tract; thence West along said prolongation and South 'line and along the South line of Lots 22 and 21 of said Block "B", to the Northeast corner of Lot 18 of said Block "B"; thence South along the East line of said Lot 18 and of Lot 17 of said Block "B", to, the Southeast corner of Said Lot 17; thence West along the South line of said Lot 17 and its Westerly prolongation, to the cen- terline of Mt. View Avenue; thence North along said centerline, to Its Intersection with the Easterly prolongation of the South 1; ne of Lot 45, Deodar Place, as per plat thereof recorded In Book 21 of Maps, page 28, records of said County; thence West along said prolongation and South line.. to the Southwest corner' of said Lot 45; thence North along the West line thereof, to the Northwest corner thereof; thence West along the South line of Lot 27 of said Deodar Place, the Westerly prolongation thereof and along the South 11 ne of Lot 22 of sa; d Deodar Place, to the Northeast corner of Lot 4 of said Deodar Place; thence South 76 @RSG CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Uptown Redevelopment Project Area Continued along the East lines of Lots 4, 5 and 6 of said Deodar Place, to the Southeast corner of said Lot 6: thence West along the South line thereof and its Westerly prolongation, to the centerline of Arrowhead Avenue: thence South along said centerline to the cen- terline of 20th Street as said Street is adjacent to Block .A. of the Frazer Subdivision as per plat thereof recorded In Book Maps, page 74, records of said County: thence West along said centerline, to the centerline of .0. Street: thence South along said centerline, to a point In a line lotJlch Is parallel with and 150 feet South of and measured at right angles to the South line of 20th Street as sal d Street adjoi ns Adal r & Meyer, Subdl vi si on .as per Lot 34, to Its intersection with the Northerly prolonga- tlon of the West 11 ne of the East lB.75 feet of Lot 39 of sal d Subdivision: thence .South along said prolongation and West line and the Southerly prolongation thereof, to the centerline of said 20th Street: thence East along said centerline, to Its I ntersectl on wi th the East 11 ne of the West 235.33 feet of Lot 7 of said Block 38, Rancho San Bernardino: thence South. along said East li ne, to the South li ne of sai d 20th Street: thence con- tinuing South along said .East line, a distance of. 150 feet:. thence East to a pol nt whi ch Is 298.92 feet East of the West 11 ne of sai d Lot.'7, Block 38: thence South.. a distance of 75 feet: thence West, a distance of 98.92 feet to.a point which is 200 feet East of the West .li ne of sai d Lot 7: thence South and parallel.wlth said West .line of Lot 7 and Its Southerly pro- longatlon~ to the North line of Lot g, Block "D., The Palms, as per plat thereof recorded In Book 14 of Maps, page 41,records of said County: thence West along said North line and the North line of Lot 10 of said. Block .0", to the Northwest corner of sal d Lot 10: thence South along the West 1i ne thereof and the Southerly prolongation thereof, to the Southwest corner ~of Lot 10, Block .E. of said Palm Sub.: thence East along the South line of said. Lot 10, to the Southeast corner thereof: thence South along the Northerly prolongation of the East .line of Lot 15 of said Block .E., said East line and the Southerly prolonga- tion thereof, to the centerline of 16th Street: thence East along said centerline,. to the centerline of Stoddard Avenue; . thence South along said centerline of Stoddard Avenue, to the centerline of 15th Street, 20 feet wide: thence West along said centerline, to its intersection with the Northerly prolongation of .the East line of Lot 10, Revised Map of Magnolia Park Subdivision as per plat thereof recorded In Book 17 of Maps, page 81, records of said County: thence South along said Northerly prolongation, the East line of said Lot 10 and Its Southerly prolongation, to the Southwest corner of Lot 40 of said Magnolia Park Subdivision: thence East along the South line thereof and the South 11 nes of Lots 41 and 42 of sal d Magnolia Park Subdivision, to the southeast corner of said Lot 42: thence South and parallel with the East .line of .E. Street. to the North .li ne .of the RamOna Tract. as per plat .thereof recorded In Book 20 of Maps, page 8, records of sai d County: thence West along said North li ne, to the Northwest corner of Lot 4 of sal d Ramona Tract; thence South along a West 11 ne of said Ramona Tract, to an. angle point therein: thence West to the West line of Lot 6 of sal.d Ramona Tract: thence South along said West line and the Southerly prolongation thereof, to the North line of 77 @RSG REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Uptown Redevelopment Project Area Continued 13th Street; thence East along said North line, to Its Intersec- tion with the Northerly prolongation of the West line of Lot 15, Block 2, Fussels Subdivision, as per plat thereof recorded In Book 6 of Maps, page 39, records of said County; thence South along said Northerly prolongation, said west line of Lot 15 and the Southerly prolongation thereof, to the South li ne of Lot 23 of said Fussels Subdivision; thence East along sald South 11ne and the Easterly prolongation thereof, to the East line of Lot 6, Block 1 of sald Fussels Subdivision; thence North along said East li ne and the Northerly prolongation thereof, to the cen- terline of said 13th Street; thence East along the centerline of said 13th Street and following all Its various courses and dl stances, to the centerll ne of Mountal n VI ew Avenue; thence South along said centerline, to Its ,Intersection with the Westerly prolongation of the North line of Lot 5, Platt-Burton Subdivision as per plat thereof recorded In Book 18 of Maps, page 53, records of sal d County; thence East a long sal d pro- longation, the North line of said Lot 5 and the Easterly pro- longation thereof, to the centerline of Genevieve Street; thence North along said centerline to Its lntersectlon with the Westerly prolongatlon of the North line of Lot 5, Long's Subdlvlslon as per plat thereof re'corded In Book 21 of Maps, page 27, records of sald County; thence East along said pro- longation and North line, to the Northeast corner of sald Lot 5; thence South along the East line thereof, to the North line of the South 212.75 feet of Lot 7, Block 33 of said Rancho San Bernardino; thence East along said North line, to the centerline of Sierra Way; thence North along said centerline, to Its Inter- section with the Westerly prolongation of the North line of Lot 11, Block 4, Baseline Addition (Amend) as per plat thereof recorded In Book 4 of Maps, page 35, records of said County; thence East along said prolongation and North line, to the Northeast corner of sal d Lot 11; thence South along the East line of said Lot 11 and Its Southerly prolongation, to the Northwest corner of Lot 20 of said Block 4; thence East along the North line of said Lot 20 and Its Easterly prolongation, to the Northeast corner of Lot 19, Block 5 of said Baseline Addition; thence South along the East line thereof, to the North line of the South 49 feet of Lot 20 of sold Block 5; thence East along said North line and Its Easterly prolongation, to the cen- terline of Sepulveda Avenue; thence North along sold centerline to Its Intersection with the Westerly prolongation of the North line of Lot 10, Block 6 of said Baseline Addition: thence East along said prolongation, the North line of said Lot 10 and Its Easterly prolongation, to the East line of Lot 1, Block C, Dunn & Black Subdivision, as per plat thereof recorded In Book 15 of Maps, page 67, records of sal d County; thence North along sal d East line, to the Northwest corner thereof; thence East along the North line of said Lot 1 and Its Easterly prolongation, to the centerline of Wall Avenue; thence South along said cen- terline, to the Westerly prolongation of the South line of Lot 20, Block "B", of said Dunn & Black Subdivision; thence East along said prolongation, the South line of said Lot 20 and Its Easterly prolongation, to the cen-ter1ine of Belle Street; thence North along said centerline, to Its Intersection with the Westerly prolongation of the North line of Lot 18, Block "A" of 78 @RSG CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Uptown Redevelopment Project Area Continued 13th Street: thence East along said North line, to Its Intersec- tion with the Northerly prolongation of the West line of Lot IS, Block 2, Fussel5 Subdivision, as per plat thereof recorded In Book 6 of Maps, page 39, records of said County; thence South along said Northerly prolongation, said west line of lot 15 and the Southerly prolongatl on thereof, to the South 11 ne of lot 23 of sa1 d Fusse 15 Subdivision; thence East a long sal d South 11 ne and the Easterly prolongation thereof, to the East line of lot 6, Block 1 of said Fussel5 Subdivision; thence North along said East line and the Northerly prolongation thereof, to the cen- terline of said 13th Street; thence East along the centerline of said 13th Street and following all Its various courses and distances, to the centerline of Mountain View Avenue: thence South along said centerline, to Its .Intersectlon with the Westerly prolongation of the North line of lot 5, Platt-Burton Subdivision as per plat thereof recorded In Book 18 of Haps, page 53, records of sal d County: thence East a long sal d pro- longation, the North line of said lot 5 and the Easterly pro- longation thereof, to the centerline of Genevieve Street: thence North a long sal d centerll ne to I ts I ntersectl on wi th the Westerly prolongation of the North line of lot 5, long's Subdivision as per plat thereof recorded In Sook 21 of Haps, page 27, records of sal d County; thence East along sal d pro- longation and North line, to the Northeast corner of said lot 5; thence South along the East 11 ne thereof, to the North 11 ne of the South 212.75 feet of lot 7, Slock 33 of said Rancho San Bernardino; thence East along said North line, to the centerline of Sierra Way; thence North along said centerline, to its Inter~ section with the Westerly prolongation of the North line of lot 11, Slock 4, Saseline Addition (Amend) as per plat thereof recorded I n Book 4 of Maps, page 35, records of sal d County: thence East along said prolongation and North line, to'the Northeast corner of sat d lot 11; thence South along the' East line of said lot 11 and its Southerly prolongation, to the Northwest corner of lot 20 of said Block 4: thence East along the North line of said lot 20 and Its Easterly prolongation, to the Northeast corner of lot 19, Slock 5 of said Sasellne Addition; thence South along the East line thereof, to the North line of the South 49 feet of lot 20 of said 810ck 5: thence East along said North line and its Easterly prolongation, to the cen- terli ne of Sepul veda Avenue; thence North a long sal d centerll ne to its Intersection with the Westerly prolongation of the North line of lot 10, Block 6 of said Baseline Addition: thence East along said prolongation, the North line of said lot 10 and its Easterly prolongation, to the East line of lot I, Block C, Ounn & Slack Subdivision, as per plat thereof recorded in Book 15 of Maps, page 67, records of said County; thence North along said East line, to the Northwest corner thereof; thence East along the North line of said lot I and its Easterly prolongation, to the centerll ne of Wall Avenue; thence South along sal d cen- terline, to the Westerly prolongation of the South line of lot 20, Slock "S", of said Dunn & Slack Subdivision; thence East along said prolongation, the South line of said lot 20 and its Easterly prolongatl~n, to the cen-terllne of Belle Street; thenCe North along said centerline, to its intersection with the Westerly prolongation of the North line of lot 18, Slock "AN of 79 @RSG REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Uptown Redevelopment Project Area Continued said Dunn & Slack Subdivision; thence East along said prolonga- tlon and North 11 ne, . to the Southeast corner of Lot 17 of sal d Block "A"; thence North along the East line of said Lot 17 and I ts Northerly prolongation, to the centerli ne of 13th Street: thence East along said centerline, to the centerllne'of Waterman Avenue: thence South along said centerline of Waterllln Avenue, to the centerline of Orange Street: thence West along said cen- terline, to Its Intersection with the Southerly prolongation of the West line of the East 60 f~et of Lot 2B, Oaimwood Subdivision, as per plat thereof recorded In Sook 23 of Maps, page 72, records of said County: thence North along said pro- longation and said West line, to the South line of Lot 14 of said Oalmwood Subdivision: thence West along said South line and its Westerly prolongation, to. the centerline of Wall Avenue: thence South along said centerline, to Its Intersection wi th the Easterly prolongation of the North 11 ne of Lot 2, Slock "S", .Wllsey's Baseline Addition, as per plat thereof recorded in Book .5 of Maps, page 27, records of sai d County: thence West along said prolongation, the North line of said Lot 2 and Its Westerly prolongation, to the East line of Sepulveda Avenue: thence Westerly In a straight line to the Northeast corner of Lot 6, Block "B", Fairbanks Addition as per plat thereof recorded in Book 4 of Maps, page 17, records of said County: thence West along the North line of said Lot 6 and Its Westerly prolonga- tion, to the centerline of Lugo Avenue; thence South along said centerline; to the South line of the North 185 feet of Lot I, Block 1 of said Rancho San Sernardino: thence West and parallel with the South line of Sasellne Street, to the centerline of Sierra Way; thence South along said centerline, to the cen- terline of Orange Street: thence West along said centerline to Its Intersection with the Southerly prolongation of West line of Lot 20, Slock I, Hart & .Marshall Subdivision, as per plat thereof recorded In Book 7 of Maps, page 48, records of said County; thence North along said. prolongation, the West line of said Lot 20 and its Northerly prolongation, to the Southeast corner of lot 3 of sal d Block 1: thence West along the South line of said Lot 3 and Its Westerly prolongation, to the East line of Mt.. View Avenue; thence Westerly in a straight line to the Southeast corner of lot 11, Neff, Ham and Neff Subdi vision, as per plat thereof recorded In Sook 16 of MIps, page 25, records of said County: thence West along the South llne.of said lot 11 and its Westerly prolongation, to the Northeast corner of lot 20 of said Neff, Ham and Neff Subdivision: thence South along the East 11 ne of sai d Lot 20, to the North li ne of the South 2.62 feet thereof: thence West along said North. Hne and Its Westerly prolongation, to the centerline of Arrowhead Avenue: thence North along said centerline, to a point Which Is 153.26 feet South' of the South line of Sasellne Street; thence West and parallel wi th sai d South 11 ne, a distance of 216.25 feet: thence South, a distance of 6.74 feet: thence West and parallel to said South line of Baseline Street to the centerline of Mayfield Avenue: thence North along said centerHne, to.a point lo\1lch is 137.5 feet South of the South line of said BaseHne Street: thence West and parallel with said South line, . a distance of 164.11 feet: thence South, a distance of 5.64 feet; thence West and parallel with said South Hne of Baseline 80 @RSG cnC/20ll-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Uptown Redevelopment Project Area Continued Tract No. 1784, as per plat thereof recorded in Book 26 of Maps, page 35, records of said County; thence West along saId pro- longatIon and North lIne, to a poInt which is 300 feet West of the West 11 ne of "F" Street; thence North, a dl stance of 95 feet; thence West, a dIstance of 341.25 feet, to the centerline of "G" Street; thence North along said centerlIne, to its Inter- section with the Easterly prolongatIon of the South line of Lot 8, Hi ller and McKenney Subdlvi sion, as per plat thereof recorded in Book 16 .of Maps, page 100, records of saId County; thence West along saId prolongatIon, saId South lIne and the Westerly" prolongation thereof, to the East line of Lot 28 of said Hiller and McKenney SubdIvision; thence North along saId East lIne, to the Northeast corner of saId Lot 28; thence West along.the North lIne thereof and the Westerly prolongatIon thereof, to. the cen- terline of "H" Street; thence South along saId centerlIne, to the centerline of Orange Street; thence West along said cen- terline, to the East line of Interstate HIghway 215; thence North along said East line, to the South line of 16th Street (Realligned); thence Northeasterly along saId South lIne and its Easterly prolongation, to the IntersectIon of the centerlinesof 16th Street, 60 feet wide and "H" Street, thence South along saId centerlIne of "H" Street, to the centerlIne of 13th Street; thence East along said centerline of 13th Street, to the cen- .terllne of "G" Street, thence South along saId centerline to Its Intersection with the Westerly prolongatIon of the North Ilne.of Lot 51, Allen Bros. SubdIvIsIon, as per plat thereof recorded In Book 21 of Maps, page 45, records of said County; thence East along saId prolongatIon and North line and Its Easterly pro- longatIon, to the centerline of of" Street; thence North along saId centerline, to Its Intersection with the Westerly prolonga- tIon of the North line of Lot 24, Block 2, Acacia AdditIon;' as per plat thereof recorded In Book 17 of Maps, page 12, reCords of saId County; thence East along saId prolongation and North line, to the Northeast corner of saId Lot 24; thence North along the East lines of Lots 23, 22, 21, 20," 19 and 18 of said Block 2, to the IntersectIon with the Westerly prolongatIon of the North line of Lot 9 of said Block 2; thence East along said pro- longatIon and said North line and Its Easterly prolongation, to the centerlIne of Acacia Avenue, thence North alon9 saId cen- terline, to the centerline" of 13th Street; thence East along . sal dcenterll ne of 13th Street, to its I ntersecti on wi th the Southerly prolongation of the East "line of Lot 12, Sunset HeIghts SubdIvisIon, as per plat thereof recorded In Book 17 of Haps, page 32, records of saId County; thence North along said prolongation, said East lIne and the Northerly prolongation thereof, to the Northeast corner of Lot 9 of saId Sunset HeIghts SubdIvision; thence Northwesterly in ~ straIght line, to a point In the North line of that certaIn East/West alley as delineated on the Map of sal d Sunset Hel ghts Subdl vi sl on, sai d poi nt bei ng West thereon, a distance of 150 feet from the West line of "E" Street; thence North and parallel with said West line, a dl stance of 159 feet; thence West at right angles, a distance of. 150 feet; thence North at right angles, a dIstance of 75 feet to the South line of Mastins Court Subdivision, as per plat thereof recorded in Book 21 of Haps, page 29, records of said County; thence East along said South line, to the Southeast corner of 81 @RSG REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Uptown Redevelopment Project Area Continued Street, to the centerline of "0" Street: thence South along said center-lI ne to I ts intersection wi th the Easterly prolongation of the South line of 11th Street, 25 feet wide:, thence West along said prolongation and South line and the Westerly pro- longation thereof.. to the centerline of Stoddard Avenue, SO feet wide: thence South along said centerline, to the centerline of 10th Street: thence east along said centerline, to its intersec- tion wlth the Northerly prolongation of the East line of Lot 14, Anderson, Drew and Burt Subdivision as per plat thereof recorded in Book 3 of Maps, page 80, records of said County: thence South along said prolongation, the East line of said Lot 14 and the Southerly prolongation thereof, to the North line of Lot 25 of said Anderson, Drew and Burt Subdivision: thence East along said North line, to the Northeast corner of said Lot 25; thence South along the East line thereof and Its Southerly prolongation, to the centerline of 9th Street; thence East along said centerline, to its intersection with the Northerly prolongation of the West line of the East 12 feet of Lot 6, Block 63 of said City of San Bernardi no: thence South a long sai d prol ongati on and West li ne, to the South li ne of said Lot 6, thence West along said South line and the Westerly prolongation thereof, to the centerline of Arrowhead Avenue: thence North along sai d centerli ne, to its intersection with the Easterly prolongation of the South line of the North 100 feet of Lot 6, Block 62 of said, City of San Bernardino: thence West along said prolongation and South line, a di stance of 191.25 feet: thence South', to the South li ne of said Lot 6: thence West along said South line and the South line of Lot 5 of said Block 62, to a point which is 150 feet East of the West line of sai d Lot 5; thence South and para 11e 1 wi th the West llne of said Block 62, to the North line of 8th Street: thence West along said North line to ,the Southerly prolongation of the West line of the East 85 feet of Lot 3, Block 59 of said City of San 'Bernardino; thence North along said prolongation and West line to a point which is 60 feet South of the North line of said Lot 3; thence West, to the West line of said Lot 3: thence North a 1 on9 sai d West li ne and the West li ne of Lot 6 of sai d Block 59, to a poi nt lofli ch Is 120 feet South of the North 11 ne of said Lot 6: thence West, to the centerline of "G" Street; thence North along said centerline, to the centerline of 9th Street; thence East along said centerline of 9th Street, to its i,ntersection with the centerline of Acacia Avenue,' 27.7 feet wlde; thence North along 'said centerline, to the South line of Lot 6, Block 69 of sai d Ci ty of San Bernardi no: thence East along said South li ne, to the Southeast corner of said, Lot 6: thence North along the East line thereof and its Northerly pro- longation, to the centerline of 10th Street: thence West along sal d centerli ne, to the centerli ne of Acacia Street: thence North along said centerline of Acacia Street, to the South line of the NO,rth 297 feet of Lot 4, Block 74 of said Rancho San Bernardino: thence West along said South line a distance of 105 feet: thence South, a distance of' 25 feet; thence West, a dlstance of 22.65 feet; thence South, a distance of 125 feet; thence West, to a point which is 100 feet East of the East line of "F" Street: thence South, a distance of 80 feet; thence West, to the centerline of said "F" Street: thence North along said centerline, to the Easterly prolongation of the North line of 82 @RSG cnC/20ll-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Uptown Redevelopment Project Area Continued along the East line thereof, to the North line .of 21st Street; thence West along said North line and followlng all its various courses and di stances, to the East Ii ne of I nterstate Hi !t>way 215; thence North 'along said East line, to the South line of Lot 87, Tract No. 3587, as per plat thereof recorded In 800k 47 of Maps, page 91, records of said County; thence East along said South line and Its Easterly prolongation, to the centerline of "H" Street; thence South along said centerline, to Its intersec- tion with the Westerly prolongation of the North line of Lot 11, Block I, Tract No. 1704, as per plat thereof recorded In Book 25 of Maps, page 44, records of said County; thence East along said prolongation, the North line of said Lot 11 and Its Easterly prolongation, to the Southwest corner of Lot 3, Block 1 of said Tract No. 1704; thence North along the West line thereof and Its Northerly prolongation, to the centerline of 23rd Street; thence East a long sal d centerll ne, to the centerll ne of "G" Street, thence South along said centerline of "G" Street, to the cen- terline of Highland Avenue; thence. East along said centerline of Highland Avenue, to the Point of Beginning. Subarea "B" - Those portions of Blocks 15 and 16, Rancho San Bernardino as per'plat thereof recorded In Book 7 of Maps, Page 2, records of the County Recorder of San. Bernardi no County, State of California, those portions of Caters Subdivision as per plat thereof recorded In Book 3 of Maps, Page 79: records of said County those. portions of Wrlghts Subdivision as per plat thereof recorded In Book 18 of Maps, Page 36; records of said County those portions of Insurance Loan and Land Subdivision as per plat thereof recorded In Book 16 of Maps, Page 37; records of saId County those portions of the Wallace Subdivision as per plat thereof recorded In Book 3 of Maps, page 38; records of said County those portions of the Waters SubdivisIon as pe~plat thereof recorded I n Book 6 of Maps, Page 47 records of sal d County and those portions of Block 24, City of San Bernardino, as per plat thereof recorded in Book 7 of Maps, Page 1 records of saId County and those portions of Goodlets Subdivision as per plat recorded In Book 8 of Maps, Page 5, records of said County and the adjolnlng.streets, described as a whole as follows: BegInning at the Intersection of the centerline of Rlalto Avenue and the West right-of-way line of.Interstate Highway 215: thence West along said Centerline of Rlalto Avenue a distance of 1680 feet more or leSS, to Its Intersection wlth the centerline of "K" Street as I t Intersects sal d RI alto Avenue from the North; thence North along said centerline of "K" Street to its Inter- sections wlth the centerline of King Street: .thence West along sal d centerll ne of KI ng . Street; thence West along sal d cen- terline of King Street to Its Intersection wlth the centerline of Mt. Vernon Avenue: thence.North along said centerline of Mt. Vernon Avenue to Its i ntersectl on wl th the centerll ne of 2nd Street as same Intersects said Mt. Vernon Avenue from the East: thence East along said centerline of 2nd Street to Its Intersec- tion wlth the centerline of Viaduct Boulevard as conveyed to the City of San Bernardino by document recorded June 29, 1933 In Book 720, page 306, Offlcal Records of said County: thence 83 @RSG REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Uptown Redevelopment Project Area Continued Northeasterly along said centerline of Viaduct Boulevard to the centerline of 3rd Street as It now exists; thence Easterly, Northeasterly and Easterly along said centerline of existing 3rd Street to the Southerly prolongation of the West line of Lot 1 of sal d Block 16 of the City of San Bernardi no; thence North along said Southerly prolongation and West line to the Southeasterly .r1ght-of-way line of the Southern California Railway Company (now Atchison, Topeka and Santa Fe Railway Company); thence Northeasterly along said Southeasterly line of sal d rl ght-of-way to Its I ntersectl on wi th the West 11 ne of "I" Street; thence Northeasterly In a straight line to the Intersec- tlon of the East 11 ne of sal d "I" Street wi th the Westerly rlght-af-way line of said Interstate Highway 215; thence Easterly and Southerly along said Westerly right-of-way line to the Point of Beginning. 84 CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN The boundary description of the Mt. Vernon Corridor Redevelopment Project Area is as follows: (Ravbed - ,12/05/89) (Revised - 12/11/89) (Revised - 01/18/90) Those portions of ToWnship 1 South, Range 4 West, Rancho San Bernardino, Huscupiabe Rancho, various Subdivisions and Tracts lying within the Corporate Li.ita of the City of San Bernardino and being that portion thereof lying gen"rally South and West of Interstate Highway 215 being aore particularly described as follows: LBGaL DB8CRXPTXON Sub Are. "A." Beginning at a point in the Present Corporate Limit Line of the City of San Bernardino where said Une intersecta the Southerly Une of Highland Avenue, 100 feet wide; THENCE Easterly along said Southerly line to a point of, intersection with the Southwesterly line of the Pope, Talbot and Pierce Addition, as per plat recorded in Book 11 of Haps, page 38, records of San Bernardino County, said Une also being the southwesterly Line of Parcel 1 of the Northwest Redevelopment District: THENCE Southeasterly along, said Southwesterly line 3775 feet, .ore or less, to an,angle point in said Parcell; THENCE Northeasterly along the boundary line of said Parcell, 300 feet, more or less, to the Northwest corner of Tract '5724, as per plat recorded in Book 74 of Haps, pages 90 and 91, records of said County; THENCE Southeasterly along the Southwesterly line of said Tract 5724 to a point of intersection ,with the before mentioned 'Southwesterly line of the Pope, Talbot, 'and Pierce Addition; THENCE Southeasterly along said Southwesterly, Une of the Pope, Talbot and Pierce Addition to a pOint of intersection with the North,line of Baseline Street, 60 feet wide, said point also being on the Boundary Une of Parcel 2 of the Northwest Redevelopment District: THENCE Westerly, Southerly and Easterly along said Boundary to an angle point therein, said point being the intersection of the West Line of Block 94 of Rancho San Bernardino as per plat recorded in Book 7 of Haps, page 2, ,records of said County and the Northerly line of 9th Street, 60 feet wide: ,THENCE continuing along said Boundary Southerly and Easterly to a point' of intersection with the Northerly prolongation of the Westerly line of Block 23 of said Rancho San Bernardino, said point also being the Westerly terminus of the center line ,of 7th street" 82.5 feet wide; THENCE Southerly along ths Westerly line of said Block 23 to the Southwest corner of Lot 16 of said Block 23: THENCE Easterly along the Southerly line of Lota 16, 17 and 18 of said Block 23 to a point of intersection with the Westerly Une of Garcia Street, 40 feet wide, said point being the Southerly terminus of said Westerly line: THENCE'Southeasterly' in a direct line to the Westerly terminus of the Southerly line of 6th Street, 60 feet wide: THENCE Southerly 150 feet, aore or less: THENCE ,Easterly 150 feet, more or less, to a point on the Westerly line of Tract No. 2291 as per plat recorded in Book 33 of Haps, page 11, records of said County: THENCE Southerly along said Westerly line @RSG 85 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Mt. Vernon Corridor Redevelopment Project Area Continued to the SouthwesterlY corner ot said Tract 2291, 'said point also being on the Northerly line'ot 5th Street, 82.5 teet wide; THENCE Easterly along said Northerly line to a point ot intersection with the Northerly prolongation'ot the Easterly line ot Tijuana Street, 30 teet wide; THENCE Southerly along said Easterly Une" and Northerly prolongation thereot, to the North Une ot ltin<Jlllan Street, 40 teet wide; THENCE Easterly along said Northerly line, 461 teet, more ot less, to a point ot intersection with the Northerly prolongation ot a line parallel with and 195 teet West ot the Westerly line ot cabrera Avenue, 30 teet wide; THENCE Southerly along said line to a point ot intersection with a line parallel with and 140 teet South ot the Southerly line ot ltingman Street, 40 feet wide; THENCE Easterly 225 Feet, more or less, along said line to a point of intersection with the Easterly line of said Cabrera Avenue; THENCE Northerly 29 teet, more or less, along said Easterly line; THENCE Easterly 469.95 teet, more or less; THENCE Southerly 8.00 teet, more or less; THENCE Easterly 147 teet, more or less; THENCE Southerly 31 feet, more or less; THENCE Easterly 49 feet, more or less; Thence Northerly 9.75 teet, more or less; THENCE Easterly 174.15 teet, more or less; THENCE Northerly 11.5 teet, more or less; THENCE Easterly 50 teet, more or less; THENCE Northerly 130.00 feet, more or less, to a point on the,Southerly line of Kin<Jlllan Street; THENCE Easterly 25.00 feet, more or less, along said Southerly line; THENCE Southerly 140.00 teet, more or less; THENCE Easterly 50 feet, more or less; THENCE Northerly 11.5 feet, more or less; THENCE Easterly 50 feet, more or less, said point being the Southwesterly corner of Lot 40 of Santa Fe Tract per plat recorded in Book 15 of Haps, pages 49 and 50, records of said, County; ,THENCE Easterly along the Southerly Line ot Lots 30 through 40, inclusive, ot said Santa Fe Tract to the Southeast corner of said Lot 30; THENCE Northerly along the Easterly line of Lots 30, 28 and 7 ot said Santa Fe Tract to the Southerly line of 5th Street, 82.5 feet wide; THENCE ,Westerly along said Southerly line to a point ot intersection with the Southerly prolongation of the Westerly line ot Herrington Avenue, 50 feet wide; THENCE Northerly along said Westerly line to the Northerly line ot 6th Street, 60 feet wide; THENCE Easterly along said Northerly line to the Easterly line ot an Alley as shown on plat of Security Investment Companies Gilbert Subdivision recorded in Book 19 of Haps, 'page 45, records of said county; THENCE NOrtherly along the Easterly line at said Alley whose width varies from 15.00 feet to 20.00 teet to a point on the Southerly line at 8th street, 60 teet wide; THENCE Northerly in a direct line to the Southeast corner of Lot 105 per plat of Vernon Homes Subdivision recorded in Book 23 of Haps, page 29, records ot said County; THENCE Northerly along the Easterly line ot Lots 105, 58, 57 and 10 of said Vernon Homes Subdivision to the Southerly line of 9th Street, 82.50 feet wide; THENCE Westerly along said. Southerly line to the Southerly prolongation of the Westerly line of Herrington Avenue, 50.00 feet 'wide; THENCE Northerly along said Westerly line ~nd prolongation thereof to the Northerly line of 10th Street, 60.00 feet wide; THENCE Easterly along said ,Northerly line to the Southeast corner @RSG 86 CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Mt. Vernon Corridor Redevelopment Project Area Continued 25 through 30, inclusive, Block A of said central HOlle Tract and its easterly prolongation to a point of intersection with the Easterly Line of the Atchison, Topeka and Santa Fe RailwaYI TllEHCE Southerly along said Easterly line throuqh its various courses to a point of intersection with the centerline of 3rd Street, 82.50 feet widel THENCE Westerly alonq said centerline line through it various courses to a point'ot intersection with the Northeasterly prolonqation of the centerline of Viaduct Boulevard I THENCE Southwesterly, along said centerline to a point of intersection with the centerline of 2nd Street, 60.00 feet widel THENCE Westerly along said centerline to a point of intersection with the centerline line of Mt. Vernon Avenue, 82.50 teet wide I THENCE Southerly along said centerline to a point of intersection with the centerline of King Street, 60.00 teet ,wide I THENCE Easterly along said centerline to a point of intersection with the East line of an Alley in Block 6 per plat of Insurance , Land Subdivision recorded in Book 16 of Maps, page 37, records of said county, said alley being 12.00 teet widel THENCE Southerly alonq said'East line to the Southwest corner of Lot 20, Block 6 of said plat, said corner also being on the northerly line of an Alley in said Block 6, 12.00 feet widel THENCE Easterly along said Northerly line to a point, of intersection with the Northerly prolongation of the Easterly line of Lot 9, of said Block 61 THENCE Southerly along said Easterly line and its southerly prolongation to a point of intersection with the Southerly line of Rialto Avenue, 82.50 feet wide I THENCE Westerly along said Southerly line to a point, of ' intersection with, a line parallel with and 150.00 feet East of the Easterly line, of Mt. Vernon Avenue I THENCE Southerly along said parallel line to a point of intersection with a line parallel with and' 150.00 North of the Northerly line of Francisco, Street (formerly known as Belleview Street) I THENCE Easterly along said parallel line 10.00 feet lIore or less to a point' of intersection with a line parallel with and 160.00 feet East of the Easterly line of Mt. Vernon Avenuel THENCE Southerly along said parallel line to a point ot intersection with the Northerly line of Francisco Street, 50.00 teet widel THENCE in a direct line to a point on the Southerly line of Francisco Street said point also being on the Easterly line ot an Alley, 12.00 feet wide, between Block 1 and Block 4 per plat of Corbett Tract recorded in Book 8 ot Maps, page 21, records of said County I THENCE Southerly along said Easterly line to a point of intersection with the Northerly line of Congress (Central) street, 50.00 feet wide I THENCE Easterly along said Northerly line to a point' of intersection with the Northerly prolongation ot the Easterly line ot Lenore Avenue, 50.00 feet widel THENCE So"ther1y along said Easterly line its various courses and distances to a point of intersection with the Northerly line ot Lytle Creek Channell THENCE Westerly along said Northerly line to a point of intersection ~ith the Easterly line of Mt. Vernon Avenue, 82.50 teet widel TllEHCE Southerly along said Easterly line ,to the Northwest corner ot Lot 8, Block H per plat of Boren's W. A. Subdivision recorded in Book 2 ot Maps, page 9; records of said County I THENCE Easterly along the Northerly line ot said Lot 8 to @RSG 87 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Ml. Vernon Corridor Redevelopment Project Area Continued ot Lot 8, Block 2 per plat ot Tract No. 1705 recorded in Book 25 ot Maps, page 28, records ot said County, said point being 158.85 teet West ot the Westerly line ot He. Vernon Avenue, 82.5 teet wide: THENCE Northerly alonq a line parallel with, and 158.85 West ot said Westerly line to the Northeasterly corner ot Lot 8, Block l' ot said Tract 1705: THENCE Westerly alonq the Northerly line ot said Lot 8 to the Northwesterly corner thereot: THENCE Northerly along the Westerly line ot Lot 27 ot said Block 1 and its Northerly prolongation thereot to a point ot intersection with the Northerly line ot 11th Street, 82.5 teet wide: THENCE Easterly along said' Northerly line to a point ot intersection with the Westerly line ot Mt. Vernon Avenue, 82.5 teet wide: THENCE Northerly along said Westerly line to a point ot intersection with the,Southerly line ot Baseline street, 82.5 teet, wide:, THENCE Easterly alonq said Southerly line to a point ot intersection with the Southerly prolongation ot the westerly line ot Davidson Street, 50.00 teet wide: THENCE Northerly along said Westerly line and the prolongation thereot to a point ot intersection with a line parallel with and 251.00 teet North ot Northerly Line ot Baseline Street: THENCE' Easterly along said parallel line to a point ot intersection with the Westerly line ot Massachusetts Avenue, 50.00 teet wide: THENCE Southerly alonq said Westerly line to a point at intersection with a line parallel with and 150.76 teet North of Northerly lin'e ot Baseline Street: THENCE Easterly alonq said parallel line to a point ot intersection with the Westerly line ot "K" Street, 50.00 teet wide: THENCE Easterly on a direct line to the Northwest corner ot Lot 6 per plat ot Eastwood Subdivision recorded in Book 21 ot Maps, page 62, records ot said County, said point also beinq on a line parallel to and 150.81 feet North ot Northerly line ot Baseline Street; THENCE Easterly along said parallel line to the Northeast Corner at Lot 1 ot said Eastwood Subdivision: THENCE Northerly along the Easterly Boundary ot said Eastwood Subdivision to a point of intersection with a line parallel with and 126.23 feet, more or less, South ot the Southerly line ot 13th Street: THENCE Easterly along said parallel line 98.59 teet, more or less, to a point on the Easterly line ot Lot. 9 per plat of Leonard Acres as recorded in Book 21 of Maps, page 69, records ot said County: THENCE Southerly along said Easterly line 41.80 feet, more or less: THENCE Easterly 95.00 teet, more or less, to' the. Easterly ,line of Lot 10 of said Leonard Acres: THENCE Northerly along said Easterly line and the Northerly prolongation ' thereof to a point on the Northerly line ot 13th Street, 60.00 feet wide: THENCE Easterly along. said Northerly line to the Southeast corner of Lot 6, Block B per plat of Central Home Tract recorded ,in Book 25 of Maps, page 4, records of said County: THENCE Northerly along the East line of said Lot 6 to the Southerly line of Home Avenue, 53.00 feet wide; THENCE Westerly along said Southerly line 50.00 feet, more or less to the Southerly prolongation of the Westerly line of Lot 25, Block A per said plat . of Central Home Tract; THENCE Northerly along said Westerly Lot line and the Southerly prolongation thereof to the 'Northwest corner of said Lot 25: THENCE Easterly along the Northerly line of Lots @RSG 88 CDCj2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Mt. Vernon Corridor Redevelopment Project Area Continued the Northeast corner thereof; THENCE Southerly along the Easterly line of said Lot 8 to a point on the Northerly line of Walnut street, 60.00 feet wide; THENCE Easterly along said Northerly line to a point of intersection with the NOrtherly prolongation of the centerline of an Alley, 14.00 feet wide, in Blocke E, F, and G of said Boren's W. A. Subdivision, said centerline being parallel with and 143.00 feet more or less East of Easterly line of Mt. Vernon Avenue; THENCE Southerly along said centerline and it's Southerly prolongation to the Southerly Boundary of said Boren's W. A. Subdivision; THENCE Easterly along said Southerly line to a point of intersection with the Easterly line of Pear Street, 60.00 feet wide; THENCE Southerly along said Easterly line, following its various courses, to the Southerly tenainus of said Pear Street, said point also being the Northeasterly corner of Assessors Parcel No. 137-161-21; THENCE Southerly 40 feet, more or less; THENCE Westerly 135.36 feet, more or less; THENCE Southerly 117 feet, more or' less; THENCE Westerly 100.00 feet, more or less; THENCE Southerly 218.50 feet, more or less, to a point on the Southerly line of Mill Street, 82.5 feet wide; THENCE Westerly along said Southerly line to a point of intersection with a line parallel with and '110.00 feet East of the Easterly line of Mt. Vernon Avenue; THENCE Southerly along said parallel line to, a point of intersection with the Southerly line of Huff street, 50.00 feet wide; THENCE Easterly along said Southerly line 6.00 feet, more or less to a point of intersection with a line parallel with and 116.00 feet East of the Easterly line of Mt. Vernon Avenue; THENCE Southerly along said parallel line to a point of intersection with the Southerly line of Esperanza Street, 50.00 feet wide; THENCE, Westerly along said Southerly line to a point of intersection with the Easterly line of Mt. Vernon Avenue, 82.50 feet wide: THENCE Southerly along said Easterly line to a point of intersection with the Easterly prolongation of the Present Corporate Liatt Line of the City of San Bernardino; THENCE along, said Present Corporate Limit line through its various courses to an angle point therein which lies 180.00 feet more or less West of the centerline intersection of Mill Street and BOrdwell Avenue, also being the Westerly line of the Santa Fe RaHroad right of way; THENCE continuing along' said Present Corporate Limit Line, Northerly 1140.00 feet, more or less; THENCE Westerly 120.00 feet, more or less to a point of intersection with the Southwesterly line of the Lytle Cree,k Flood Control Channel; THENCE Northerly along said' Southwesterly line through its various courses to a point which lies'Southerly 650.00 feet, more or less, and Easterly 414.28 feet, more or less, from the centerline intersection of Rialto Avenue ,and Pennsylvania Avenue, said point also being the Northeast corner of Assessors Parcel No. 142-222-2; THENCE Westerly 394.28 feet, more or less, to the Easterly line of Pennsylvania Avenue, 50.00 feet wide; THENCE Southerly along said Easterly line to a point of intersection with the Easterly prolongation of the Southerly line of Parcell per plat of Parcel Map No. 4833 in Bock 45, page 31 and . 32, record of said County; THENCE Westerly along said Southerly line and the Easterly prolongation to the Southwest corner of said @RSG 89 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Mt. Vernon Corridor Redevelopment Project Area Continued Parcel 1, also being a point ot intersection with the Westerly line ot Rancho Avenue, 88.00 teet wide; THENCE Southerly along said Westerly line to a point 553.65 teet Southerly ot the intersection ot said Westerly line and the Southerly line ot Rialto Avenue; THENCE Westerly 34.00 teet, 1Il0re or lese; THENCE Northwesterly 168.70 teet, 1Il0re or less to an angle point; THENCE Northwesterly 120.00 teet, 1Il0re or less, to an angle point; THENCE Northerly 298.00 teet, 1Il0re or less, to the Southerly line ot Rialto Avenue, 40.00 teet wide; THENCE Westerly along said Southerly line 160.00 teet, 1Il0re or less; THENCE Northerly 610.60. teet, 1Il0re or less, to the Southerly Right ot Way line of the Southern Pacific Railroad; THENCE Westerly along said Right ot Way to a point ot intersection with the Northwesterly Right ot Way line ot the Atchison, Topeka and Santa Fe; THENCE Northeasterly along said Northwesterly Right ot Way to the East corner ot.Tract No. 3939 per plat recorded in Book.52 ot Maps, pages 19 through 21, inclusive, records ot said County; THENCE Northwesterly along the various courses of the boundary ot said Tract No. 3939 to a point ot intersection with the . Southerly line ot Foothill Boulevard, width varies trolll 100.00 teet to 120.00 teet; THENCE Westerly along said Southerly line to a point ot intersection with the Southerly prolongation ot the Westerly line ot Parcel Map 7668 as per plat recorded in Book 80, pages 95 and 96, records ot said County; THENCE Northerly along said Westerly line and prolongation thereot to a point of intersection with the Westerly prolongation ot the Northerly line ot Tract No. 3984 as per plat recorded in Book 51 of Maps, page 27, records of said County; THENCE Easterly along said Northerly line and prolongation thereof, to the Northwest corner of Lot 9 of said Tract No. 3984; THENCE Southerly along the Westerly line ot said Tract no. 3984 to the Southwest corner thereot; THENCE Easterly along the Southerly line of said Tract No. 3984 to a point on the Easterly line of Meridian Avenue, 62.00 teet wide;. THENCE Southerly along said Easterly line to the Southwest corner of Tract No. 7050 per plat recorded in Book. 90 ot Maps, page 44, records of said County; THENCE Easterly along the Southerly boundary ot said Tract No. 7050 to the Southeast corner thereot; THENCE Easterly along the Southerly line ot Parcel Map 3525 per plat recorded in Book 32 ot Maps, page 19, records ot said County to Southeast corner thereof; THENCE Northerly along the Easterly boundary ot said Parcel Map 3525 to .the Northeast corner thereot also being a. point on the Southerly line ot Tract No. 4755 per plat recorded .in Book 61. ot Maps, page 50, records of said county; THENCE Easterly along said Southerly line to the Southeast corner ot said Tract No. 4755 said point also being the Southwest corner ot Tract 10364 per plat recorded in Book 143 ot Maps, page 57 through 59, inclusive, records ot said County; THENCE Easterly along said Southerly line to a point ot intersection with the Easterly line of Macy Street, .60 teet wide; THENCE Northerly along said Easterly line through its various courses to a point on the Southerly line of Tract No. 4858 per plat recorded in Book 59 ot Maps, pages 78 and 79, records of said County; THENCE Easterly along said Southerly. line 305 feet, 1Il0re or less, to the Southeasterly corner of said Tract No. 4858; @RSG 90 CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Mt. Vernon Corridor Redevelopment Project Area Continued THENCE Northerly along the Easterly line of said Tract No. 4858 to a point of intersection with the southerly line of sixth street, 50 feet wide; THENCE Easterly along said Southerly line to a point of intersection with the Southwesterly line of Terrace Road; THENCE Northwesterly along the said Southwesterly line through its various courses to the Northerly line of Tract No. 10043 per plat recorded in Book 157 of Maps, pages 47 and. 48, records of said County; THENCE Easterly along said Northerly line to. the Northeast Corner of said Tract No. 10043 said corner also being a point on the Present Corporate Lilllit Line of the City of San Bernardino; THENCE along said Present Corporate Lilllit in a Westerly and Northerly direction through its various courses to the POINT OF BEGINNING. containing approxilll&tely 1983 acres. Excepting: Beginning at the Northwest corner of Lot 21, per plat of Tract No. 2349, recorded in Book 33 of Maps, page 82, records of San Bernardino County; THENCE Easterly along the Northerly line of Lots 13 through 21, inclusive, of said Tract No. 2349, to a point of intersection with the westerly line of Garner Street; THENCE Southerly along said Westerly line 8.41 feet, 1II0re or less; THENCE Easterly 385.30 feet, more or less, along a line parallel with and 124.00 feet North of the Northerly line of orange Street; THENCE Southerly 144.00 feet, 1II0re or less, to a point of intersection with the centerline of Orange Street; THENCE Easterly along. the Easterly prolongation of said centerline to the Southwest corner . of Lot 5, per plat .of Tract No. 1752, recorded in Book 26 of Maps, page 1, records of said county; THENCE Northerly alonq the Westerly Boundary line of said tract to the Northwesterly corner of Lot 3, said corner being 134.75 feet South .of the Southerly' line of Baseline Street; THENCE Easterly along a line parallel with the Southerly line of Baseline Street to a point on a line parallel with and 94.00 feet East of the Easterly line of "L" Street: THENCE Southerly along said parallel line 150.54 feet, 1I0re or less; THENCE Easterly 182.00 feet, 1II0re or less; THENCE Southerly 367.50 feet, 1II0re or less to a point of intersection with the South line of 11th Street, 82.5 feet wide; THENCE Easterly along said Southerly line of 11th Street to the point of intersection with the Westerly line of "J" Street, 20 feet wide; THENCE Southerly along said Westerly line, width varies frolll 20 teet to 60 teet, to a point of intersection with a line parallel with and 135 feet north of the Northerly line of 5th Street: THENCE Westerly along said parallel line to a point on the Easterly line of Lot 21 per plat of McFarlane Subdivision in Book 3 of Maps, page 45, records of said county: THENCE Northerly alonq said Easterly line to the Northeast corner of said Lot 21: THENCE Westerly 547.00 feet, 1II0re or less, along a line parallel with and 140.00 feet Northerly of the Northerly line of 5th Street; THENCE Northerly 188.5 feet, 1II0re ~r less, to the Northerly line of Spruce Street, 48.5 feet wide; THENCE Westerly along said Northerly line to a point of intersection with the Westerly line of "L" Street, 60 feet wide; @RSG 91 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Mt. Vernon Corridor Redevelopment Project Area Continued THENCE Southerly along said Westerly line to the Northerly line of 'the Alley, in Block 8 per plat of Garner Subdivision recorded in Book 3 of Haps, page 77, records of said County: THENCE Westerly along said Northerly line to a point of intersection with the centerline of Garner Street, 60 feet wide, also being a point on the Easterly boundary ot Central City West Redevelopment area; THENCE Southerly along said Easterly boundary of said Redevelopment, 'area to the Southeasterly corner ot said Redevelopment area: THENCE Westerly along Southerly boundary of said Redevelopment area to the Southwesterly corner ot said Redevelopment area: THENCE Northerly, along the Westerly boundary, of said Redevelopment area to the Northwest corner ot said Redevelopment 'area, said corner also being on the centerline ot Spruce street: THENCE Easterly along said centerline to a point of intersection with a line parallel with and 155.75 feet Easterly,ot the Easterly line ot Ht. Vernon Avenue; THENCE 'Northerly along said parallel line to a point on a line which is 135 teet Northerly and parallel to the Northerly line at Spruce street; THENCE Easterly along said line to a point, which is 205.75 teet Easterly and parallel to the Easterly line ot Mt. Vernon Avenue; THENCE Northerly along said parallel line to the Northerly line at Victoria Street, 27.2 teet wide; THENCE Easterly along said Northerly line 88.85 ,teet, more or less: THENCE Northerly 383.80 ,feet, more or less, to the Northerly line at 7th Street: THENCE Westerly along said Northerly line to a point on a, line 140 teet Easterly and parallel to the Easterly Right ot Way line of Ht. Vernon Avenue; THENCE Northerly along said parallel line to the Northerly line ot Vine Street, 50 teet wide; THENCE Easterly along said Northerly line 88.00 teet, more or less; THENCE Northerly along a line parallel with the Easterly line of Ht. Vernon Avenue 140.00 teet, more or less: THENCE Westerly 44.00 teet, more or less; THENCE Northerly 1.62 teet, more or less: THENCE' Westerly 44.00 feet, more or less, to a point of intersection with a line 135 feet Easterly and parallel to, the Easterly line of Ht. Vernon Avenue; THENCE Northerly along said parallel line to the Southerly line ot 8th Street, 60 feet wide: THENCE Easterly along said Southerly line to the Southerly prolongation of the Westerly line of Garner street, 60 feet wide; THENCE Northerly along said Westerly line to the Southerly line ot 9th Street, 82.5 feet wide; THENCE Easterly along said Southerly line'to a point of intersection with a parallel line 319.00 feet Westerly of the Westerly line of MLM Street; THENCE Northerly along said parallel line to the Northerly line of lOth street, 82.5 feet wide: THENCE westerly along'said Northerly line to a point on a line 147.5 feet Easterly and parallel to the Easterly line of Ht. Vernon Avenue: THENCE Northerly along said parallel line to a point of intersection with a line 196.50 feet Northerly and parallel to the Northerly line ot loth Street; THENCE Easterly along said ,parallel line to a point on.a line 245.5 feet Easterly and parallel to the Easterly line of Mt. Vernon Avenue; THENCE Northerly along said parallel line to a point on the Southerly line of Tract 1798 'per plat recorded in Book 26 of Haps, page 14, 'records of said county: THENCE Northerly along the Westerly line of Lot 8 of said @RSG 92 CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Mt. Vernon Corridor Redevelopment Project Area Continued Tract 1798 and the Northerly prolonqation thereof to the Northerly line of 11th Street, 82.5 feet wide: THENCE Westerly along said Northerly line to a point on a line 110 feet Easterly of and parallel to the Easterly line of Mt. Vernon: THENCE Northerly along said parallel line to a point on a line 132 feet Northerly and parallel to the Northerly line of, 11th Street: THENCE Easterly 50 feet along said parallel line to a point on a line 160 feet East of and parallel to the Easterly line of Nt. Vernon Avenue: THENCE Northerly along said parallel line to the Northerly line of Orange Street, 40 feet wide: THENCE Easterly along said Northerly line to a point on a line 210 feet Easterly of and parallel to the Easterly line of Mt. Vernon Avenue: THENCE Northerly along said parallel line to the pOINT OF BEGINNING. containing approximately 191 acres. Also Excepting: Beginning at the Northwest corner of Lot 8, per plat of Knights Subdivision, recorded in Book 2 of Maps, page 65, records of San Bernardino County, said point 'also being on the westerly prolongation of the Southerly line of 3rd Street, 60 feet wide: THENCE Easterly along the said Southerly line to the Westerly line of the Alley ot Block 2 per plat of Insurance Loan , Land Subdivision, recorded in Book 16 of Maps, page 37, records of said County: THENCE Southerly along said Westerly line to the Northerly line of King Street, 60.00 feet wide: THENCE Westerly along said Northerly line to a point of intersection with the Westerly line of pico Avenue, 60.00 ,feet wide: THENCE Southerly along said westerly line of pica Avenue to a point of intersection with a line parallel with and 134.00 feet Southerly of the Southerly; line of King Street, said line also being the Northerly line of ,.the Alley in Block 4 per said Insurance Loan and Land Subdivisidn: THENCE Westerly along said parallel line to the Southwest corner of Lot 13, in said ,Block 4: THENCE Northerly along the Westerly line of Blocks 3 and 4 of said Insurance Loan and Land Subdivision to the Southerly line of 2nd Street, 38.50 feet wide: THENCE Easterly along said southerly line to a point of intersection with the Southerly prolongation of the Westerly line of said Lot 8, ,per aforementioned plat of Knights Subdivision: THENCE Northerly along said Westerly line to the POINT OF BEGINNING. Containing approximately 10 acres. Also Excepting: Beqinning at a Southwest corner of Lot 14, Block 0, per plat of Murray and Payne Subdivision, recorded in Book 4 of Maps, page 27, Records of San Bernardino County, sa~d corner also being on the Northerly line of the Alley, of said block: THENCE Easterly along said 'Northerly line to a point of intersection with the Westerly line of'the Alley of said block, also being the southeast corner of Lot 7 of said Block: THENCE Southerly along said Westerly line to a point of intersection ,with the Northerly line of Lytle Creek @RSG 93 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Mt. Vernon Corridor Redevelopment Project Area Continued 'Channel; THENCE Northwesterly along said Northerly line to a point ot intersection with the Southeasterly line ot the Atchison, Topeka and Santa Fe Railway Company per plat ot Murray and Payne Subdivision as recorded in Book 4 ot Haps, page 27, records ot said County; THENCE Northwesterly along the said Southeasterly line to the POINT OF. BEGINNING. Containing approxiaately 7 acres. Also Excepting. Beginning at the intersection ot the Easterly line ot Muscott street, 50 teet wide, and a line parallel with and 130 teet North ot the Northerly line ot Francisco Street (tol'lller1y known as Belleview street), 50 teet wide; THENCE Easterly 416.24 teet, more or less, along said parallel line; .THENCE Southeasterly 159.56 teet, more or less, to a point on the Northerly line of Francisco street; THENCE Easterly along said Northerly line 126.44 teet, more or less; THENCE Northerly 130.00 teet, more or less to a point ot intersection with the Southwesterly Right of Way of the East Branch ot Lytle creek; THENCE Southeasterly along said Right of Way, along its various courses, to a point of intersection with the Easter1y line of Artesian Avenue, 41.25 teet wide; THENCE Southerly along said Easterly line to a point of intersection with the centerline ot oregon street, vacated; THENCE Easterly 50 feet, more or less, along said centerline to a point ot intersection with the Northerly prolongation ot the Easterly line of Lot 7 ot Block H of the Murray and Payne Subdivision as per plat recorded in Book 4 ot Maps, page 27, records ot said County; THENCE Southerly 198.75 feet, more or less, along said Easterly line and Northerly prolongation thereot to a point ot intersection with the centerline of a certain alley in said Block H; THENCE Easterly along said centerline and Easterly prolongation thereot to a point of intersection with the Southeasterly Right ot Way ot the AtChison, Topeka and Santa Fe Railroad; THENCE Northeasterly along said Southeasterly Right ot Way to a point of intersection with the Southwesterly Right of Way ot the East Branch of Lytle Creek; THENCE southeasterly along said Right ot Way, through its various courses, to a point ot intersection with a line parallel with and 150 feet West of the Westerly line of Mt. Vernon Avenue, 82.5 feet wide; THENCE Southerly along said parallel line to the Southwest corner or Lot 3 ot Block 5 of the Martin Tract as per plat recorded in Book 3 of Maps, page 27, records of said County; THENCE Easterly 50 feet to the Southeasterly corner of said Lot 3, said point also being on a line parallel with and 100 teet West of the Westerly line of said Mt. Vernon Avenue; THENCE Southerly along said parallel line to a point of intersection with the Northerly line of Chestnut Street, 60 feet wide; THENCE Westerly 50 teet along said Northerly line to a point ot intersection with a line parallel with and 150 teet West ot the Westerly line of s~id Mt. Vernon Avenue; THENCE Southerly along said parallel line to a point ot intersection with the Northerly line of Mill street, 82.5 feet wide; THENCE Westerly 'along said Northerly line to the Southwesterly corner.of Lot 12 of Block lOot said Martin Tract; THENCE Northerly 125 teet to the @RSG 94 CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Mt. Vernon Corridor Redevelopment Project Area Continued Northwesterly corner ot said Lot 12: THENCE Easterly 50 teet to the Northeasterly corner ot said. Lot 12, said point also being on a line parallel with and 150 teet West ot the Westerly line ot Grape street, 60 teet wide: THENCE Northerly 310 teet, more or less, along said parallel line to the Southwesterly corner ot Lot 3.ot Block 8 ot said Martin Tract: THENCE Westerly 150 teet, more or less, to the Southwesterly corner ot Lot 6 ot said Block 8, said point also being on a line parallel with and 300 teet West ot the Westerly line ot said Grape Street: THENCE Northerly along said parallal line to a point.ot intersection with the Northerly line ot Birch Street, 60 teet wide: THENCE Westerly 100 teet along. said Northerly line to the Westerly terminus ot said Birch Street, said point also being on the Westerly line ot said Martin Tract: . THENCE Northerly along said Westerly line to a point ot intersection with the Easterly prOlongation of the Northerly line of Walnut Street, width varies 34 feet to 71. 25 teet: THENCE Westerly along. said Northerly line and Easterly prolongation thereof to a point 190.00 feet, more or lass, Westerly ot the Westerly line of San Marcos Street: THENCE Northerly 425.12 teet, more or less: THENCE Easterly .50 feet, more or less to a point of intersection with a line 140.00 feet .Westerly of and parallel to the Westerly line of San Harcos Street: THENCE Northerly 318.5.0 feet, more or less, along said parallel line: THENCE Westerly 396 feet, .more or less: THENCE Southerly 350 feet, more or less: THENCE Westerly 215.47 feet, more or less, to.the Easterly line of Muscott Street, 50 feet wide: THENCE northerly along said Easterly line through its various courses to the POINT OF BEGINNING. containing approximately 53 acres. Also Excepting: ; Those portions designated as Well sites No.8, 13 and 16 located in the Northeasterly corner ot Lot 6, Block 66 per plat of Rancho San Bernardino in Book 7 of Maps, page 2, records of said County. Also Excepting: Those portions designated as Well Sites No.4, 5, 6, 7 and 14 located within Lot 1, Block 66 of said Rancho San Bernardino. Also Exceptinq: Lot 20, Block 25 per said plat of Rancho San Bernardino except the South 200.00 feet and that portion lying within Atchison Topeka and Santa Fe Railroad Right of Way. Also Excepting: Beginning at a point 53.08 feet. more or less, Easterly of the Easterly line of Mt. Vernon Avenue and 150.00 feet, more or less, , Northerly of the Northerly line of Mill Street: THENCE Northerly parallel with said Easterly line 100,00 feet, more or less: THENCE @RSG 95 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Mt. Vernon Corridor Redevelopment Project Area Continued Easterly parallel with said Northerly line 75..00 teet, more or less I ,THENCE Southerly parallel with said Easterly line 100.00 teet, more or lessl THENCE Westerly' parallel with said Northerly line 75.00 teet, more or less, to thePOIHT OF BEGINNING. Net area ot Sub Area "Aft is approximately 1722 acres. @RSG 96 CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN Mt. Vernon Corridor Redevelopment Project Area Continued Sub ..rea Met' Beqinninq at the Southwest corner ot Lot 22 per plat ot Rancho San . Bernardino recorded in Book 7 ot Haps, paqe 2, records ot San Bernardino County, said beqinninq beinq an anqle point in the Westerly Boundary ot the Southeast Industrial Park Redevelopment District: THENCE Easterly alonq said Southerly line of said Lot 22 and said Boundary line to a point ot intersection with the Easterly line ot (Oranqe ShOW Road) Auto Plaza Drive: THENCE Southerly alonq said Easterly line to a point 260.00 teet, aore or less, Southerly ot the centerline of Show Case Drive South: THENCE Westerly alonq a course in.the Present Corporate Limit Line of the City of San Bernardino and the Easterly prolonqation thereof to an anqle point therein: THENCE Northerly along said Present Corporate Limit Line 'and its Northerly prolongation 1220;00 teet, more or less, to a point on the Southwesterly line of San Bernardino Flood Control DiStrict Boundary: THENCE Northwesterly alonq said Boundary to its intersection with the Present corporate Limit Line: THENCE Northeasterly along said line 420.00 teet, more or less, to an anqle point therein: THENCE continuinq Northeasterly alonq the Northwesterly line of San Bernardino Flood control Boundary to its intersection with the Present Corporate Limit Line: THENCE Northwesterly and Northeasterly alonq said Present Corporate Limit Line to its intersection with the Northeasterly boundary of said Flood control District: THENCE Southeasterly and Northeasterly alonq the various courses ot said Flood Control District Boundary to its intersection with a line parallel with and 648.00 teet, more or less, Northerly ot the Southerly line ot Lot 29, Block 54 per plat ot Rancho San Bernardino recorded in Book 7 ot Haps, page 2, records ot said County: THENCE Easterly alonq said parallel line to a point on the Southwesterly Riqht of .Way line of the San Bernardino Freeway, Interstate 15: THENCE Southerly alonq said Southwesterly Riqht of Way line throuqh its various courses to a point which is 100.00 feet Northwesterly of the Northwesterly line of (oranqe Show Road) Auto Plaza Drive, said point also being on the Westerly boundary of the Southeast Industrial Park Redevelopment District: THENCE Southwesterly alonq said line to the POINT OF BEGINNING. containinq approximately 101 acres. @RSG 97 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN The boundary description of the 40'" Street Redevelopment Project Area is as follows: BEING THAT CERTAIN REAL PROPERTY SI'l't1ATED IN THE CITY OF SAN BERNARDINO, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA, AND BEING HORE PARTICULARLY DESCRIBED AS FOLLOWS: SUB-AREA 1 BEGINNING AT A POINT AT THE INTERSECTION OF THE CENTERLINE OF H.TH STREET AND SEPULVEDA AVENUE, FORMERLY 'ARROWHEAD BOULEVARD, AS SHOWN ON TRACT NO. 1834, AS RECORDED IN BOOK 26, PAGE 52, OF HAPS, RECORDS OF SAN BERNARDINO COUNTY, (1) THENCE SOUTHERLY ALONG SAID CENTERLlNE'OF SEPULVEDA BOULEVARD, SOUTH, A DISTANCE OF 798.00 FEET, TO A POINT ON THE ,WESTERLY PROLONGATION OF THE NORTHERLY LINE OF LOT 3 OF BLOCK 4 OF SAID TRACT NO. 1834, .1 (2) THENCE EASTERLY ALONG SAID WESTERLY PROLONGATION AND NORTHERLY LINE OF LOT 3, N89'43'OO"E, A DISTANCE OF 170.00 FEET, TO THE NORTHEASTERLY CORNER OF SAID LOT 3; ~ ' (3) THENCE SOUTHERLY ALONO THE EASTERLY LINE OF SAID LOT 3, SOUTH, A DISTANCE OF 27,00 FEET, TO A POINT ON THE WESTERLY PROLONGATION OF THE NORTHERLY LINE OF LOTS 14 THROUGH 21 OF SAID BLOCK 4 OF TRACT 1834: (4) THENCE EASTERLY ALONG SAID WESTERLY PROLONGATION, NORTHERLY LINE AND ITS EASTERLY PROLONGATION, N89'43'OO"E, A DISTANCE OF 1,067.12 FEET TO A POINT ON THE CENTERLINE OF WATERMAN AVENUE AS SHOWN ON SAID TRACT NO. 1834: (5) THENCE SOUTHERLY ALONG SAID CENTERLINE OF WATERMAN AVENUE, SOO'19'OO"E A DISTANCE OF 897.33. FEET, TO A POINT ON THE EASTERLY PROLONGATION OF THE NOR'1'll~Y LINE OF LOT 52 OF TRACT _ NO. 4506, AS RECORDED IN BOOK 59, PAGES 33 ANO'34, OF HAPS, RECORDS OF SAID COUNTY, (6) THENCE WESTERLY ALONG SAID EASTERLY PROLONGATION AND NORTHERLY LINE AND ITS WESTERLY PROLONGATION, 889'51'20"W, A DISTANCE OF 266.58 FEET, TO THE HOST NORTHWESTERLY CORNER OF LOT 53 OF SAID TRACT NO. 4506: ' (7) THENCE SOUTHWESTERLY ALONG THE NORTHWESTERLY LINE OF SAID LOT 53 AND ITS SOUTHWESTERLY PROLONGATION, S38'12'25"W, A DISTANCE Of 130.78 FEET TO A POINT ON THE CENTERLINE OF SONORA DRIVE AS SHOWN ON SAID TRACT NO. 4506, THENCE NORTHWESTERLY, WESTERLY AND SOUTHWESTERLY ALONG SAID CENTERLINE OF SONORA DRIVE ALONG THE FOLLOWING VARIOUS COURSES: N51'47'35"N, A DISTANCE OF 200.00 FEET, (8) @RSG 98 @RSG CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN 40" Street Redevelopment Project Area Continued (9) .... 90.00'001t, R. 150.00 FEET, L. 23!5.6::Z FEET; (10) S38'12'2S.W, A DISTANCE OF 100.00 FEET: (11) . - 45'43'10. , R ~ 3,397.39 FEET, L - 339.14 FEET: (12) S43'55'35"II, A DISTANCE OF 45.00 FEET: TO THE INTERSECTION OF THE CENTERLINE OF RALSTON AVENUE, AS SHOllN ON SAID TRACT NO. ~5061 (13) THENCE NORTHWESTERLY ALONG SAID CEII'1'ERLINE OF RALSTON AVENUE, N46'04'25.W, A DISTANCE OF 45.00 FEET TO THE BEGINNING OF A TANGENT CURVE, CONCAVE SOUTHERLY AND RAVING A RADIUS OF 460.64 FEET; (14) THENCE CONTINUING NORTHWESTERLY ALONG SAID CENTERLINE OF RALSTON AVENUE AND CURVE THROUGH A CENTRAL ANGLE OF 43' 35'SO", AN ARC DISTANCE OF 3~p.51 FEET;' THENCE WESTERLY CONTINUING ALONG SAID CENTERLINE OF RALSTON AVENUE N89'40'lS"W., A DISTANCE OF 1,206.50 FEET, TO TilE INTERSECTION OF THE CENTERLINE OF MOUNTAIN VIEW AVENUE, AS SHOllN ON TRACT NO, .058, RECORDED IN BOOK 30, PAGE 65 OF MAPS, RECORDS OF SAID COllNT'l I (15) (16) THENCE SOUTHERLY ALONG THE CENTERLINE OF SAID MOUNTAIN VIEW AVENUE, SOO'30'OO.W, A DISTANCE OF 1,17S.00 FEET TO THE POINT ON TilE EASTERLY RIGHT OF WAY LINE OF ELECTRIC AVENUE: ' (17) THENCE NORrHERLY ALONG SAID EASTERLY RIGHT or WAY LINE OF ELECTRIC AVENUE, FOLLOWING ALL OF ITS VARIOUS COURSES TO THE INTERSECTION or TilE CENTERLINE or 40'1'11 STREET, - (18) THENCE EASTERLY ALONG SAID CENTERLINE OF 40TH STREET FOI.LOWING ALL OF ITS VARIOUS COURSES TO THE INTERSECTION OF THE CENTERLINE OF MOUNTAIN VIEW AVENUE, AS SHOllN ON A PARCEL HAP 95.1, AS RECORDED IN BOOK 106, PAGES 6S-67 OF PARCEL HAPS, RECORDS OF SAID COUNTY I THENCE NORTHERLY ALONG SAID CENTERLINE OF MOUNTAIN VIElI AVEIlUE, NORTH, A DISTANCE OF 164.82 PEET, TO A POINT ON THE WESTERLY PROLONGATION OF TilE NORTHERLY LIIlE OF PARCEL l' OF SAID PARCEL MAP 9521; THENCE EASTERLY ALONG SAID WESTERLY PROLONGATION AND NORTHERLY LIKE, S89'53'57.E, A DISTANCE OF 150,20 FEET TO A POINT ON THE WESTERLY LINE OF SAID PARCEL MAP 9541: (21) THENCE NORrHERLY ALONG SAID WESTERLY LINE, NOO'12'31"W, A DISTANCE OF 60.08 FEET TO AN ANCLE pOINT/ (19) (20) (22) THENCE EASTERLY ALONe THE WESTERLY LINE OF SAID PARCEL HAP 95;1, N89'55'40"E, A DISTANCE OF 15,00 FEET TO AN ANGLE POINT; 99 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN 40'" Street Redevelopment Project Area Continued (231 THENCE NORTHERLY ALONG THE WESTERLY LINE OF SAID PARCEL MAP 9521 AND ITS NORTHERLY PROLONGATION, NOO'OO'14"E, A DISTANCE OF 1,123. as FEET TO THE NORTHEASTERLY CORNER OF LOT 1 OF TRACT NO, 3541, AS RECORDED IN BOOK 47, PAGE 4 OF MAPS, RECORDS OF SAID COUNT'll [241 . THENCE EASTERLY ALONG THE EASTERLY PROLONGATION OF SAID LOT: 1 AND THE CENTERLINE .OF SAID HTH STREET, S89'46'00"E,;A DISTANCE OF 1,186.25 FEET, TO THE pOINT OF BEGINNING. . SUB-AREA 2 BEGINNING AT A POINT AT THE INTERSECTION OF THE CENTERLINE OF LEROY STREET AND 49TH STREET, AS SHOWN ON TRACT NO. 10940, AS RECORDED IN BOOK 163, PAGES 42 THROUGH 44 OF MAPS, RECORDS OF SAID COUNT'll : (11 THENCE NORTHEASTERLY ALONG SAID CENTERLINE OF SIERRA WAY, N49'09'OO"E, A DISTANCE OF 252.55 FEET, TO A POINT ON THE WESTERLY PROLONGATION, OF THE NORTHERLY LINE OF LOTS 1 THROUGH a OF BLOCK 20 OF TRACT NO. 1834, AS.RECORDED IN BOOK 26, PAGE 52 OF MAPS, RECORDS OF SAID COUNTY; (:II THENCE EASTERLY ALONG SAID WESTERLY PROLONGATION AND NORTHERLY LINE AND ITS EASTERLY PROLONGATION, N89'43'OO"E, A DISTANCE OF 406.00 FEET TO A POINT ON THE CENTERLINE OF WATERMAN LANE, AS SHOWN ON SAID TRACT NO. lS34/ I I , (3) THENCE SOUTHERLY ALONG SAID CENTERLINE OF WATERMAN LANE 800'19'OO"E, A DISTANCE OF 230.00 FEET TO A POINT ON THE EASTERLY PROLONGATION OF THE SOUTHERLY LINE OF LOTS 1 THROUGH 11 OF BLOCK 19 OF BAlD TRACT No. 18341 I [4) THENCE WESTERLY ALONG SAID EASTERLY PROLONGATION, SOUTHEaty LINE AND ITS WESTERLY PROLONGATION, S89'43'OO"W, A DISTANCE bF li04.48 FEET, TO A POINT ON THE CENTERLINE OF BAlD. LERbY STREET I . I (51 THENCE NORTHERLY ALONG SAID CENTERLINE OF LEROY STREET, NORTh, A DISTANCE OF 161.65 FEET, TO THE POINT OF BEGINNING, I NOTE; IT IS THE BOLE PURPOSE OF THIS LEGAL DESCRIPTION TO DEFINE THE BOUNDARIES OF THE PROPOSED 40TH BTREET REDEVELOPMENT PROJECT AREA. TIlREFORE, THIS LEGAL DESCRIPTION MUST NOT BE MISCONSTRUED AS A FIELD AND/OR OFFICE SURVEY OR ANALYSIS. Doc: 99024RSG.LEG @RSG 100 CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN The boundary description of the Central City West Redevelopment Project Area is as follows: 'That portion of Block 7. Garner Subdivision, in the City of San Bern~rdino, County of San Bernardino, State of California, as per plat recorded in Book 3 of . Maps, Page 77, records of said County, described as follows: BEGINNING at the inter"section of the center line of Mt. Vernon Avenue. 82.50 feetwide, with the center line of Fifth Street, 82.50 feet wide; thence North 345.48 feet along ~e center line of said Mt. Vernon Avenue to the ce~ter line ~fSpruce Street, 48.50 feet wide; thence South 89 degrees 58~ 45" East 197.04 feet along the . center line of said Spruce Street to ~ point on the Northerly prolongation of the East line of Lot 11, said Block 7: thence South 00 degrees 00' 48" West 164.31 feet along said'Northerly prolongalion, along the East line of said Lot II and the SoutherJ'y.pro- . Iongation t~ereof. to,a point on the center line of that certain alley. 10.00 fee~ wide. as said alley was .vacated by Resolution No. 2897 of ~e ~ayor and Common Council of the City of San Bernardino, a. certified copy being recorded November 20,. 1953, in Book 3281 of Official Records, Page .215, records of said County; thence South 8'9 degrees 571 321.1 East 45,0.03 feet along the center line of said alley to a.point on the Southerly prolongation of the West line of Lot I, said Block 7; thence North 00 degrees 031 39" Easl 164 ',46 feet along said Southerly prolongalion, along the West line of said Lot I . and the Northerly prolongation thereof, to a point on the center line of said Spruce . Street: thence South 89 degrees 581 45" East 85.76 feet along the center line of said Spruce Street to the center line of Garner Street. 60.00 feet wide; thence South 00 degrees 03' 57" West 345.99 feet along the center line of said Garner Street to' the center line of said Fifth Street: thence 'North 89 degrees 56' 20" West 732.57 feet along , the center line of said Fifth Street to the POINT OF BEGINNING. ' Contains 4.117 Acres, more or less. ~, @RSG 101 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN EXHIBIT C- PROJECT LIST The following list of proposed projects and programs may be undertaken by the Agency along key corridors and at prime opportunity sites within Merged Area B. These projects and programs are not listed in order of priority and may change from time to time. ECONOMIC DEVELOPMENT AND INFILL DEVELOPMENT ACTIVITIES These projects and programs seek to complement the Agency's goals for urban revitalization by supporting economic development activities to expand and attract businesses to Merged Area B, and provide small business assistance and development. Redevelopment activities include: . Fa,<ade improvement programs . Business expansion and attraction programs . Enterprise Zone administration . Small Business Administration 7(a) Loan Program . Assist with corridor improvements, including site assembly, renovation, relocation, and new development . Prepare economic, feasibility, and land use studies . Provide incentives to facilitate new development PUBLIC FACILITIES AND INFRASTRUCTURE IMPROVEMENTS These projects and programs involve the replacement and upgrading of infrastructure to support existing uses and new development and include: . Circulation upgrades and street improvements . Street beautification, landscaping, medians, and banners . Bridge construction, reconstruction, and repair . Parks and recreation/community centers . Public safety improvements . Infrastructure assessments/plans . Utility improvements (e.g., sewer main replacemenUrelocation, high groundwater table/liquefaction mitigation) . Seismic improvements to traffic infrastructure . Parking lot improvements . Building renovation and demolition, site assembly, to facilitate new development . Provide development incentives . Retrofit and expand the City's geothermal resources . Flood control projects . Bikeways and trails . Sound walls @RSG 102 CDC/2011-59 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN . Railroad track removal . Easements BROWNFIELDS REVITALIZATION These projects and programs seek to mitigate environmental threats to public health and safety, and transform contaminated, underutilized properties, otherwise known as "brownfields," into productive assets of the community. Redevelopment activities include: . Community outreach . Grant funding . sbX Bus Rapid Transit Project . Environmental testing and remediation PUBLIC TRANSIT These projects and programs seek to increase public transit systems through Merged Area Band include: . Right-of-way improvements . Bus and rail transit stations . Transit-oriented development projects I AFFORDABLE HOUSING These projects and programs involve the procurement grants and loans for affordable housing, site acquisition, the development of new affordable housing, and the revitalizatiOn of single family homes, as well as neighborhoods. Redevelopment activities include: . Procurement of federal, state, and other affordable housing grants, loans, and tax credits . Issuance of notice of funding availability . Assist with neighborhood revitalization . Provide grants for single family home rehabilitation . Assist with code compliance . Assist with emergency relocation . Property acquisition, demolition, and redevelopment . Site preparation (including on and off-site public facility and infrastructure improvements) . Developer assistance . Construction of new affordable housing units @RSG 103 REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO MERGED, AMENDED, AND RESTATED REDEVELOPMENT PLAN EXHIBIT D - MAP OF REMAINING BLIGHT IN MERGED B PROJECT AREA BLIGHTED AND NECESSARY & ESSENTIAL PARCELS SAN BERNARDINO MERGED AREA B EXHIBIT D Legend _ Blighted Parcels _ Necessary & Essential Parcels CSan Bernardino City . Added Areas 40th Street Project ML Vernon Corridor Project Northwest Project I: . State College Project Uptown Project Central City West Project Nt VEItNON COIUtIOCl!: Ptl:OJf:CT "ltfA I 00.25 0.6 .......- .. 2 ..... Source: Field Survey July 2010, San Bernardino GIS Department. and ESRf @RSG 104